110 Boston Ct · Louisville, KY 40212

$59,500

2 bd · 1.0 ba · 758 sqft · SingleFamily · 201 Days on market

Built 1926 2,470 sqft lot Est $70k · 16% under ↓ 14% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Investor opportunity in Louisville's Boston Court area! This 2 bedroom, 1 bathroom home at 110 Boston Court is being offered as part of a 4-property package, including 115, 116, and 121 Boston Court. The seller prefers to sell all four properties together. All four homes are currently occupied with long-term tenants, providing immediate rental income for the new owner. This is a great chance to add multiple stabilized properties to your portfolio in one transaction. For leases, rent rolls, and additional information, please contact the listing agent.

Key facts

• 2,470 sq ft lot
• Built 1926
• Listed 200 days

Property features AI

Finance

• Other: Subdivision: WESTHOLME
• HOA & community: No association fee

Exterior

• Parking: Rear entry parking
• Utilities: Electricity connected
• Home design: Single-family residence, shotgun style; 1 story
• Construction: Built in 1926; Wood frame construction; Shingle roof; Crawl space foundation
• Exterior features: Sidewalk

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 2 bedrooms, both on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Electric heating available; Natural gas heating available; Central air conditioning
• Interior features: Total of 4 rooms; 4 closets; Living room on the first floor; Cellar; no finished basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 flat; 141 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($411 loan paydown + $6k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.67% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.31%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $70,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 N 37th St	0.38mi	2/1.0	700 (-8%)	1mo	$65,000	$93	69
401 N 42nd St	0.36mi	2/1.0	780 (+3%)	13mo	$69,000	$88	68
3831 W Muhammad Ali Blvd	0.49mi	3/1.0 (+1)	760 (+0%)	10mo	$60,000	$79	63
219 N 37th St	0.41mi	2/1.0	700 (-8%)	9mo	$69,000	$99	61
333 N 38th St	0.46mi	2/1.0	734 (-3%)	15mo	$137,500	$187	60
358 N 42nd St	0.32mi	2/1.0	672 (-11%)	11mo	$47,750	$71	57
320 N 36th St	0.45mi	3/1.0 (+1)	830 (+10%)	3mo	$111,575	$134	56
300 N 36th St	0.41mi	3/1.0 (+1)	850 (+12%)	15mo	$140,000	$165	43
319 S 39th St	0.39mi	1/1.0 (-1)	864 (+14%)	16mo	$50,000	$58	40
3438 W Jefferson St	0.53mi	2/1.0	660 (-13%)	21mo	$48,800	$74	37
328 N 36th St	0.46mi	3/1.0 (+1)	850 (+12%)	21mo	$140,000	$165	36
3419 W Jefferson St	0.57mi	2/1.0	868 (+14%)	20mo	$79,900	$92	33

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

Projected returns pro-forma

10.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 4.35×
• Total profit: $55,885
• Equity at exit: $53,602

10-year hold

• IRR: 38.1%
• Equity multiple: 9.39×
• Total profit: $139,724
• Equity at exit: $115,595

Cash invested: $16,660 (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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 141
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$312
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $407

Break-even live

Break-even rent $481

Max offer price $59,500

Occupancy floor 54%

Sensitivity live

Price	-10% $441	-5% $424	+0% $407	+5% $390	+10% $373
Rent	-10% $328	-5% $368	+0% $407	+5% $446	+10% $486
Rate	-1.0pp $437	-0.5pp $422	base $407	+0.5pp $392	+1.0pp $376

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Boston Ct Louisville, KY	1.0	1.0	650	$800	$1.23	24d	1	0.02mi
127 Boston Ct Louisville, KY	2.0	1.0	725	$1,100	$1.52	24d	1	0.02mi
4143 W Market St Unit 2 Louisville, KY	2.0	1.0	700	$850	$1.21	24d	1	0.05mi
4141 W Market St Unit 1 Louisville, KY	2.0	1.0	771	$925	$1.20	4d	1	0.06mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	20d	1	0.21mi
313 N 42nd St Louisville, KY	3.0	1.0	900	$1,250	$1.39	4d	1	0.22mi
110 Hansbrough Pl Unit 101 Louisville, KY	2.0	1.0	924	$1,080	$1.17	24d	1	0.25mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	17d	1	0.25mi
111 Hansbrough Pl Unit 101 Louisville, KY	1.0	1.0	686	$890	$1.30	24d	1	0.28mi
103 N 38th St Apt 4 Louisville, KY	1.0	1.0	625	$950	$1.52	18d	1	0.31mi
115 N 46th St Unit 2 Louisville, KY	1.0	1.0	650	$750	$1.15	24d	1	0.34mi
3901 Jewell Ave Louisville, KY	3.0	1.0	1069	$1,140	$1.07	21d	1	0.34mi
112 S 46th St Louisville, KY	3.0	1.0	902	$1,200	$1.33	24d	1	0.35mi
3910 Garfield Ave Louisville, KY	2.0	1.0	872	$1,035	$1.19	4d	1	0.35mi
219 N 37th St Louisville, KY	2.0	1.0	700	$1,150	$1.64	24d	1	0.41mi
320 N 36th St Louisville, KY	3.0	1.0	830	$1,225	$1.48	17d	1	0.45mi
3416 W Main St Louisville, KY	1.0	1.0	667	$825	$1.24	24d	1	0.51mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	4d	1	0.52mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	21d	1	0.59mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	24d	1	0.79mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	4d	1	0.80mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	24d	1	0.80mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	24d	1	0.84mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	24d	1	0.85mi
2927 Rowan St Louisville, KY	3.0	1.0	1008	$1,205	$1.20	13d	1	0.92mi
3124 Vermont Ave Unit 3124-1 Louisville, KY	1.0	1.0	650	$695	$1.07	24d	1	0.96mi
3124 Vermont Ave Louisville, KY	1.0	1.0	650	$699	$1.08	24d	1	0.96mi
2925 Slevin St Louisville, KY	2.0	1.0	896	$775	$0.86	4d	1	1.00mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	1.00mi
691 Madelon Ct Louisville, KY	1.0	1.0	650	$675	$1.04	13d	1	1.01mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	24d	1	1.04mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	17d	1	1.05mi
3120 Bank St Unit B Louisville, KY	2.0	1.0	750	$795	$1.06	24d	1	1.09mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	17d	1	1.09mi
521 N 33rd St Louisville, KY	1.0	1.0	650	$795	$1.22	24d	1	1.11mi
509 N 31st St Louisville, KY	2.0	1.0	800	$725	$0.91	17d	1	1.16mi
509 N 31st St Louisville, KY	2.0	1.0	800	$795	$0.99	24d	1	1.16mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	4d	1	1.17mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	24d	1	1.17mi
2717 Slevin St Louisville, KY	1.0	1.0	620	$725	$1.17	17d	1	1.20mi

Listing history 16 events

1. 2026-06-21
   days on market $59,500 Active 201 DOM
2. 2026-06-18
   days on market $59,500 Active 198 DOM
3. 2026-06-17
   days on market $59,500 Active 197 DOM
4. 2026-06-16
   days on market $59,500 Active 196 DOM
5. 2026-06-15
   days on market $59,500 Active 195 DOM
6. 2026-06-13
   days on market $59,500 Active 193 DOM
7. 2026-06-10
   days on market $59,500 Active 190 DOM
8. 2026-06-09
   days on market $59,500 Active 189 DOM
9. 2026-06-08
   days on market $59,500 Active 188 DOM
10. 2026-06-07
    days on market $59,500 Active 187 DOM
11. 2026-06-03
    days on market $59,500 Active 183 DOM
12. 2026-06-02
    days on market $59,500 Active 182 DOM
13. 2026-06-01
    days on market $59,500 Active 181 DOM
14. 2026-05-31
    days on market $59,500 Active 180 DOM
15. 2026-05-15
    price $59,500
16. 2025-12-02
    listed $69,500 Active

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $521 · $43/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,958
• − Mortgage interest: −$3,333
• − Property taxes: −$521
• − Insurance: −$298
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,731
• Taxable income: $4,162
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $3,885/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): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

-14.4% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $59,500 Metro Search MLS
• 2025-12-02 Listed $69,500 Metro Search MLS

Property tax history

+6.9%/yr

Latest (2025): $521 · -1.9% YoY. Source: county tax records.