3354 Peachtree Ave · Louisville, KY 40215

$110,000

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 26 Days on market

Built 1910 4,440 sqft lot Est $160k · 31% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS-IS. Proof of funds & min. $1,000 good faith deposit required with all offers. Purchase of the property will be by cash at closing or on terms acceptable to the seller. Agents: read Agent Notes. Deed restrictions apply.

Key facts

• 4,440 sq ft lot
• Built 1910
• Listed 26 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Rear entry parking
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1910
• Construction: Vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Chain-link fenced yard; Lot approximately 0.1 acre (30 x 147.5)

Interior

• Bedrooms: Two bedrooms, both on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: Two total rooms; No basement; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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+, crime F.
• 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.
• Zoned schools: Semple Elementary (math 2% / reading 12%, grade F, #662 of 676 statewide, top 99%, 574 students, 79% FRL); Frederick Law Olmsted Academy North (math 5% / reading 15%, grade F, #217 of 217 statewide, top 100%, 510 students, 74% FRL); Iroquois High (math 12% / reading 8%, grade F, #245 of 254 statewide, top 97%, 1,090 students, 74% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 27% district-wide (-18 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.2%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago 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 $28k; list at $110k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $159,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Homeview Dr	0.44mi	3/1.0 (+1)	1,230 (-5%)	2mo	$125,000	$102	64
1310 Southgate Ave	0.30mi	3/1.0 (+1)	1,163 (-10%)	1mo	$159,900	$137	63
3533 Kahlert Ave	0.56mi	2/1.0	1,231 (-5%)	3mo	$148,000	$120	62
576 Longfield Ave	0.37mi	3/1.0 (+1)	1,414 (+9%)	1mo	$179,300	$127	62
1410 Weyler Ave	0.49mi	3/1.5 (+1)	1,366 (+5%)	1mo	$205,000	$150	61
1431 Berry Blvd	0.51mi	2/1.0	1,184 (-9%)	4mo	$155,000	$131	58
1416 Berry Blvd	0.49mi	2/1.0	1,154 (-11%)	3mo	$142,500	$123	56
3017 Rodman St	0.65mi	3/1.0 (+1)	1,203 (-8%)	2mo	$142,500	$118	50
1121 Larchmont Ave	0.48mi	3/2.0 (+1)	1,426 (+10%)	3mo	$150,000	$105	50
3611 Woodruff Ave	0.52mi	3/1.0 (+1)	1,125 (-14%)	1mo	$175,000	$156	47
1127 Lillian Ave	0.66mi	3/1.0 (+1)	1,152 (-11%)	5mo	$122,500	$106	41
1319 Larchmont Ave	0.72mi	2/1.0	1,492 (+15%)	3mo	$159,900	$107	39

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.27×
• Total profit: $8,242
• Equity at exit: $16,401

10-year hold

• IRR: 17.7%
• Equity multiple: 2.60×
• Total profit: $49,360
• Equity at exit: $9,511

Cash invested: $30,800 (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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 118
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $364

Break-even live

Break-even rent $847

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $426	-5% $395	+0% $364	+5% $333	+10% $302
Rent	-10% $261	-5% $313	+0% $364	+5% $416	+10% $468
Rate	-1.0pp $420	-0.5pp $392	base $364	+0.5pp $336	+1.0pp $307

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 W Evelyn Ave Louisville, KY	3.0	1.5	1520	$1,650	$1.09	26d	1	0.26mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	26d	1	0.46mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	18d	1	0.47mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	14d	1	0.47mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	4d	1	0.47mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	26d	1	0.48mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	0d	1	0.48mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	26d	1	0.52mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	26d	1	0.56mi
900 Beecher St Louisville, KY	2.0	1.0	1000	$1,300	$1.30	0d	1	0.61mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	26d	1	0.65mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	18d	1	0.66mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	14d	1	0.68mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	0d	1	0.68mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,250	$1.37	0d	1	0.69mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	26d	1	0.69mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	6d	1	0.70mi
540 Beecher St Louisville, KY	3.0	1.0	960	$1,125	$1.17	0d	1	0.72mi
1301 Lillian Ave Louisville, KY	2.0	1.0	974	$1,050	$1.08	0d	1	0.73mi
310 W Kenton St Louisville, KY	3.0	2.0	1295	$1,350	$1.04	26d	1	0.74mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	26d	1	0.82mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	26d	1	0.84mi
508 M St Louisville, KY	2.0	1.5	1035	$1,100	$1.06	26d	1	0.90mi
2716 S 6th St Louisville, KY	1.0	1.0	881	$950	$1.08	18d	1	0.90mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	18d	1	0.90mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	13d	1	0.90mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	0d	1	0.90mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	17d	4	0.98mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	26d	2	0.98mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	6d	1	0.98mi
2913 S 3rd St Louisville, KY	2.0	1.0	1026	$1,200	$1.17	26d	1	0.99mi
4513 S 6th St Louisville, KY	3.0	2.0	1581	$2,650	$1.68	26d	1	0.99mi
1161 Lincoln Ave Louisville, KY	2.0	1.5	1358	$1,150	$0.85	18d	1	1.01mi
1523 Wurtele Ave Louisville, KY	2.0	1.0	1163	$1,295	$1.11	0d	1	1.01mi
1055 Euclid Ave Louisville, KY	2.0	1.0	914	$1,325	$1.45	26d	1	1.02mi
315 M St Unit 101 Louisville, KY	3.0	1.5	1200	$1,800	$1.50	14d	1	1.03mi
500 Montana Ave Louisville, KY	2.0	1.0	1191	$1,200	$1.01	17d	1	1.06mi
2718 S 3rd St Unit 1 Louisville, KY	2.0	1.0	1200	$1,400	$1.17	14d	1	1.07mi
114 E Florence Ave Louisville, KY	2.0	2.0	1080	$1,295	$1.20	0d	1	1.18mi
114 E Florence Ave Unit 19 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	18d	1	1.18mi

Listing history 18 events

1. 2026-06-22
   days on market $110,000 Active 26 DOM
2. 2026-06-21
   days on market $110,000 Active 25 DOM
3. 2026-06-18
   days on market $110,000 Active 22 DOM
4. 2026-06-17
   days on market $110,000 Active 21 DOM
5. 2026-06-16
   days on market $110,000 Active 20 DOM
6. 2026-06-15
   days on market $110,000 Active 19 DOM
7. 2026-06-13
   days on market $110,000 Active 17 DOM
8. 2026-06-10
   days on market $110,000 Active 14 DOM
9. 2026-06-09
   pricedays on market $110,000 Active 13 DOM
10. 2026-06-08
    days on market $115,000 Active 12 DOM
11. 2026-06-07
    days on market $115,000 Active 11 DOM
12. 2026-06-03
    days on market $115,000 Active 7 DOM
13. 2026-06-02
    days on market $115,000 Active 6 DOM
14. 2026-06-01
    days on market $115,000 Active 5 DOM
15. 2026-05-31
    days on market $115,000 Active 4 DOM
16. 2026-05-25
    listed $115,000 Active
17. 2006-05-11
    soldstatus $27,500 230-char remark

    Show marketing remark (230 chars)

    SOLD AS-IS. Proof of funds & min. $1,000 good faith deposit required with all offers. Purchase of the property will be by cash at closing or on terms acceptable to the seller. Agents: read Agent Notes. Deed restrictions apply.

18. 2006-03-16
    listed $29,900 230-char remark

    Show marketing remark (230 chars)

    SOLD AS-IS. Proof of funds & min. $1,000 good faith deposit required with all offers. Purchase of the property will be by cash at closing or on terms acceptable to the seller. Agents: read Agent Notes. Deed restrictions apply.

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$385/yr (+$32/mo · 68.6%)

ⓘ 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 (unshaded) · 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 2% 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: $15,701
• − Mortgage interest: −$6,162
• − Property taxes: −$561
• − Insurance: −$550
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,200
• Taxable income: $2,716
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,719/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): 20,532
• Household income: $43,725
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 997.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -119.35%
• Current HPI: 227.8248
• Rent YoY: ▲ 5.16%
• 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

+284.6% since first listed

3 events — show timeline

• 2026-05-25 Listed $115,000 Metro Search MLS
• 2006-05-11 Sold (MLS) $27,500 Metro Search MLS
• 2006-03-16 Listed $29,900 Metro Search MLS

Property tax history

-1.1%/yr

Latest (2025): $561 · -1.9% YoY. Source: county tax records.