2205 Bolling Ave · Louisville, KY 40210

$134,900

3 bd · 2.5 ba · 1,048 sqft · SingleFamily · 5 Days on market

Built 1910 4,008 sqft lot ↓ 17% since listing

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Why this score? — see what drove the C 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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Rent growth +4.5/5.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Beautifully updated 3-bedroom, 2.5-bath home offering a functional layout and modern touches throughout the main living areas. The updated kitchen features stainless steel appliances including a French-door refrigerator, gas range, and microwave, along with refreshed cabinetry and fixtures. The spacious primary bedroom includes an en-suite full bath, while the additional half bath and first-floor laundry add convenience. Recent improvements include updated bathrooms, updated windows, and a roof replaced approximately in 2025. The unfinished basement/cellar provides valuable storage space and utility access. Conveniently located near downtown Louisville, shopping, dining, and expressways. Bu

Key facts

• 4,008 sq ft lot
• Built 1910
• Listed 5 days

Property features AI

Finance

• Other: Subdivision listed as OTHER
• HOA & community: No association fee; no monthly maintenance

Exterior

• Parking: No on-site parking listed
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family ranch residence; One story; Built in 1910
• Construction: Vinyl siding; Shingle roof; Poured concrete foundation; Above-grade finished area: 1,048; Below-grade unfinished area: 259
• Exterior features: Chain link fencing; Sidewalks; Level lot; Storm sewer

Interior

• Kitchen: Kitchen on the first floor; French door refrigerator, stainless steel gas stove, and microwave
• Bedrooms: Three bedrooms total, all on the first floor; Primary bedroom on the first floor with en-suite primary bathroom; Walk-in closet in one bedroom; Large primary bedroom with en-suite bath
• Bathrooms: Two full bathrooms and one half bathroom, all on the first floor; Primary bathroom on the first floor with tub and shower combo; Full bathroom features new tile tub/shower combo and new fixtures & lighting; Half bathroom with new fixtures
• Heating & cooling: One HVAC unit; Heating by electric and natural gas; Central air conditioning
• Interior features: Almost 10-foot ceilings in primary living areas; Foyer with backyard access; Unfinished basement/cellar space
• Laundry & utility: First-floor laundry room with basement access

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.5% below list).
• Recommended offer: $118k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 rising fast (+8.1%/yr); 91 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 40% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k 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 + 8.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,051 (12.5% 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: 0.88% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $86,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 Bolling Ave	0.06mi	3/1.0	1,011 (-4%)	7mo	$52,000	$51	79
1714 Bolling Ave	0.47mi	3/2.0	1,068 (+2%)	4mo	$110,000	$103	70
2130 W Gaulbert Ave	0.16mi	2/1.0 (-1)	982 (-6%)	3mo	$60,000	$61	68
1712 Saint Louis Ave	0.45mi	2/1.0 (-1)	1,072 (+2%)	4mo	$45,000	$42	61
1320 S 17th St	0.66mi	3/2.0	1,003 (-4%)	3mo	$118,000	$118	57
2306 Standard Ave	0.13mi	2/1.0 (-1)	900 (-14%)	4mo	$38,000	$42	56
2114 Oregon Ave	0.66mi	2/1.0 (-1)	1,072 (+2%)	1mo	$108,000	$101	53
1331 S 28th St	0.50mi	3/1.5	1,152 (+10%)	6mo	$60,000	$52	51
1419 S 28th St	0.41mi	4/2.0 (+1)	1,203 (+15%)	6mo	$100,000	$83	44
1412 Beech St	0.66mi	2/1.5 (-1)	1,127 (+8%)	4mo	$90,000	$80	44
2629 Olive St	0.73mi	4/1.0 (+1)	1,120 (+7%)	2mo	$98,000	$88	42
1628 Dumesnil St	0.73mi	4/1.5 (+1)	1,123 (+7%)	7mo	$125,000	$111	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.33×
• Total profit: $88,103
• Equity at exit: $121,529

10-year hold

• IRR: 26.6%
• Equity multiple: 8.10×
• Total profit: $268,126
• Equity at exit: $262,081

Cash invested: $37,772 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 91
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$707
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $133

Break-even live

Break-even rent $1,012

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $209	-5% $171	+0% $133	+5% $95	+10% $56
Rent	-10% $40	-5% $86	+0% $133	+5% $179	+10% $226
Rate	-1.0pp $201	-0.5pp $167	base $133	+0.5pp $98	+1.0pp $62

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.20mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.28mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	24d	1	0.29mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	0.31mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.35mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.41mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.43mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	4d	1	0.46mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	24d	1	0.48mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.50mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	24d	1	0.51mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.55mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	4d	1	0.56mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	24d	1	0.62mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	16d	1	0.64mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	22d	1	0.66mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.67mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.67mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	0.68mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	24d	1	0.68mi
2629 Olive St Louisville, KY	4.0	1.0	1120	$1,500	$1.34	24d	1	0.71mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.71mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	16d	1	0.73mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	24d	1	0.76mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	11d	1	0.78mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.80mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	0.85mi
3005 Linwood Ave Louisville, KY	2.0	1.0	700	$1,025	$1.46	16d	1	0.87mi
3019 Penway Ave Louisville, KY	2.0	1.0	700	$960	$1.37	12d	1	0.87mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	24d	1	0.90mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	4d	1	0.91mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	0.94mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	0.94mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	0.94mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	24d	1	0.94mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.95mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	24d	1	0.97mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	24d	1	0.98mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	24d	1	0.98mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	24d	1	1.00mi

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 5 DOM
2. 2026-06-17
   days on market $134,900 Active 4 DOM
3. 2026-06-16
   days on market $134,900 Active 3 DOM
4. 2026-06-15
   days on market $134,900 Active 2 DOM
5. 2026-06-13
   pricedays on marketlisting id $134,900 Active 1 DOM
6. 2026-06-08
   days on market $139,900 Active 32 DOM
7. 2026-06-07
   days on market $139,900 Active 31 DOM
8. 2026-06-03
   days on market $139,900 Active 27 DOM
9. 2026-06-02
   days on market $139,900 Active 26 DOM
10. 2026-06-01
    days on market $139,900 Active 25 DOM
11. 2026-05-31
    days on market $139,900 Active 24 DOM
12. 2026-05-07
    listed $149,900 Active
13. 2026-05-03
    historical
14. 2026-04-27
    status Active
15. 2026-04-20
    historical Active Under Contract
16. 2026-03-26
    price $149,900
17. 2026-03-01
    price $159,900
18. 2026-02-18
    price $169,900
19. 2026-02-11
    listed $179,900 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: $434 · $36/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$726/yr (+$61/mo · 167.3%)

ⓘ 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 · 19 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: $14,166
• − Mortgage interest: −$7,556
• − Property taxes: −$434
• − Insurance: −$674
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,924
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,759/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): 13,518
• Household income: $35,347
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 815.0

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 (84%)
• Race & ethnicity: Black 84% White 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3%

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: ▲ 28.45%
• Current HPI: 264.0146
• Rent YoY: ▲ 8.05%
• 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

-16.7% since first listed

8 events — show timeline

• 2026-05-07 Listed $149,900 Metro Search MLS
• 2026-05-03 Listing Removed — Metro Search MLS
• 2026-04-27 Relisted — Metro Search MLS
• 2026-04-20 Contingent — Metro Search MLS
• 2026-03-26 Price Changed $149,900 Metro Search MLS
• 2026-03-01 Price Changed $159,900 Metro Search MLS
• 2026-02-18 Price Changed $169,900 Metro Search MLS
• 2026-02-11 Listed $179,900 Metro Search MLS

Property tax history

+2.6%/yr

Latest (2025): $434 · -1.9% YoY. Source: county tax records.