820 S 42nd St · Louisville, KY 40211

$104,900

2 bd · 1.0 ba · 770 sqft · SingleFamily · 43 Days on market

Built 1925 5,663 sqft lot Est $76k · 38% over

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Cozy kitchen
• Newer flooring
• Spacious living area

Tags

• FRONT PORCH
• NEWER FLOORING
• NATURAL LIGHT
• SPACIOUS LIVING AREA
• COZY KITCHEN
• LARGE BACKYARD

Property features AI

Finance

• Other: Subdivision: DOERHOEFERS
• HOA & community: No monthly maintenance or association fee

Exterior

• Parking: Front entry and driveway parking
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Traditional style; One story; Built in 1925
• Construction: Vinyl siding; Shingle roof; Concrete block and poured concrete foundation
• Exterior features: Chain-link fencing

Interior

• Kitchen: First-floor kitchen; Separate first-floor dining room
• Bedrooms: Two bedrooms (both on the first floor), including a primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Basement with outside entry (unfinished)
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.0% in Louisville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#333 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D+, schools D-.
• Jefferson County (urban): math 19% / reading 35% proficiency, ranked #121 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.9%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 40% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $105k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $76,230
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 S 40th St	0.32mi	2/1.0	737 (-4%)	4mo	$110,000	$149	75
1012 Woodway Ln	0.18mi	2/1.0	744 (-3%)	14mo	$115,000	$155	75
4401 Sunset Ave	0.37mi	2/1.0	800 (+4%)	6mo	$24,500	$31	71
1004 S 45th St	0.31mi	2/1.0	700 (-9%)	2mo	$78,000	$111	69
1004 S 39th St	0.33mi	2/1.0	788 (+2%)	18mo	$55,000	$70	66
835 S 41st St	0.18mi	2/1.0	848 (+10%)	24mo	$40,000	$47	55
1120 S 42nd St	0.39mi	3/1.0 (+1)	869 (+13%)	9mo	$85,000	$98	48
3834 Grand Ave	0.41mi	3/1.0 (+1)	880 (+14%)	22mo	$87,550	$99	34
1011 S 36th St	0.61mi	2/1.0	867 (+13%)	19mo	$135,000	$156	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,149
• Equity at exit: $15,641

10-year hold

• IRR: 8.7%
• Equity multiple: 1.72×
• Total profit: $21,063
• Equity at exit: $9,070

Cash invested: $29,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 140
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$550
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $186

Break-even live

Break-even rent $826

Max offer price $104,900

Occupancy floor 77%

Sensitivity live

Price	-10% $245	-5% $216	+0% $186	+5% $156	+10% $127
Rent	-10% $102	-5% $144	+0% $186	+5% $228	+10% $270
Rate	-1.0pp $239	-0.5pp $213	base $186	+0.5pp $159	+1.0pp $131

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	16d	1	0.17mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	24d	1	0.21mi
4221 Sunset Ave Louisville, KY	3.0	1.0	1075	$1,199	$1.12	24d	1	0.30mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	0.31mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	24d	1	0.40mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	4d	1	0.44mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	24d	1	0.49mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	4d	1	0.49mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	24d	1	0.62mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	24d	1	0.62mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	24d	1	0.66mi
4514 Winnrose Way Louisville, KY	3.0	1.5	1064	$1,500	$1.41	2d	1	0.69mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	4d	1	0.72mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	21d	1	0.73mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	16d	1	0.78mi
691 Madelon Ct Louisville, KY	1.0	1.0	650	$675	$1.04	12d	1	0.81mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	4d	1	0.84mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	24d	1	0.87mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	24d	1	0.95mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	16d	1	0.97mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	0.99mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	4d	1	0.99mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	24d	1	0.99mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	24d	1	1.00mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	19d	1	1.01mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	11d	1	1.03mi
4141 W Market St Unit 1 Louisville, KY	2.0	1.0	771	$925	$1.20	3d	1	1.16mi
4143 W Market St Unit 2 Louisville, KY	2.0	1.0	700	$850	$1.21	24d	1	1.17mi
3124 Vermont Ave Louisville, KY	1.0	1.0	650	$699	$1.08	24d	1	1.18mi
3124 Vermont Ave Unit 3124-1 Louisville, KY	1.0	1.0	650	$695	$1.07	24d	1	1.18mi
111 Hansbrough Pl Unit 101 Louisville, KY	1.0	1.0	686	$890	$1.30	24d	1	1.19mi
127 Boston Ct Louisville, KY	2.0	1.0	725	$1,100	$1.52	24d	1	1.19mi
110 Hansbrough Pl Unit 101 Louisville, KY	2.0	1.0	924	$1,080	$1.17	24d	1	1.19mi
112 Boston Ct Louisville, KY	1.0	1.0	650	$800	$1.23	24d	1	1.23mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	1.26mi
112 S 46th St Louisville, KY	3.0	1.0	902	$1,200	$1.33	24d	1	1.29mi
1804 Russell Lee Dr Louisville, KY	1.0–3.0	1.0–1.5	810	$1,124	$1.39	2d	1	1.29mi
103 N 38th St Apt 4 Louisville, KY	1.0	1.0	625	$950	$1.52	17d	1	1.30mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	1.31mi
1443 S 32nd St Unit 2 Louisville, KY	1.0	1.0	550	$780	$1.42	24d	1	1.31mi

Listing history 18 events

1. 2026-06-18
   days on market $104,900 Active 43 DOM
2. 2026-06-17
   days on market $104,900 Active 42 DOM
3. 2026-06-16
   days on market $104,900 Active 41 DOM
4. 2026-06-15
   days on market $104,900 Active 40 DOM
5. 2026-06-13
   days on market $104,900 Active 38 DOM
6. 2026-06-10
   days on market $104,900 Active 35 DOM
7. 2026-06-09
   days on market $104,900 Active 34 DOM
8. 2026-06-08
   days on market $104,900 Active 33 DOM
9. 2026-06-07
   days on market $104,900 Active 32 DOM
10. 2026-06-03
    days on market $104,900 Active 28 DOM
11. 2026-06-02
    days on market $104,900 Active 27 DOM
12. 2026-06-01
    days on market $104,900 Active 26 DOM
13. 2026-05-31
    days on market $104,900 Active 25 DOM
14. 2026-05-06
    listed $110,000 Active
15. 2025-06-17
    historical
16. 2025-04-02
    price $105,000
17. 2025-03-21
    listed $115,000 Active
18. 2018-08-28
    soldstatus $47,890

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $703 · $59/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$199/yr (+$17/mo · 28.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,734
• − Mortgage interest: −$5,876
• − Property taxes: −$703
• − Insurance: −$524
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,052
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,101/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jefferson County
• NCES district ID: 2102990
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $47,885
• Composite: 23.45/100
• National rank: #7884
• State rank: #121 of 165 in KY

Livability — Louisville

• Score: 63/100
• State rank: #333
• US rank: #15887

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety D+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisville, KY
• County: Jefferson County · 790,184 people
• City population: 769,292
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 823,112 people
• By 2030: 849,343 · +3.2%
• By 2040: 895,696 · +8.8%
• By 2050: 933,630 · +13.4%
• By 2075: 1,028,262 · +24.9%
• By 2100: 1,072,675 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+16.6) · D 57.4% · R 40.9% · Other 1.7%
• 2008→2024 swing: +4.5pp toward D · 2008: 12.0pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+20.1 2016: D+13.3 2012: D+11.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+129.7% since first listed

5 events — show timeline

• 2026-05-06 Listed $110,000 Metro Search MLS
• 2025-06-17 Listing Removed — Metro Search MLS
• 2025-04-02 Price Changed $105,000 Metro Search MLS
• 2025-03-21 Listed $115,000 Metro Search MLS
• 2018-08-28 Sold (Public Records) $47,890 Public Records

Property tax history

+0.9%/yr

Latest (2025): $703 · -1.9% YoY. Source: county tax records.