1026 Camden Ave · Louisville, KY 40215

$115,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily · 37 Days on market

Built 1946 5,240 sqft lot Est $183k · 37% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• 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

Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

Key facts

• 5,240 sq ft lot
• Parking
• Built 1946

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas service
• Home design: Single-family residence; Bungalow style; 2 stories; Built in 1946
• Construction: Aluminum siding; Shingle roof; Crawl space foundation
• Exterior features: Sidewalk; Partial and full chain-link fencing

Interior

• Kitchen: Eat-in kitchen (first floor)
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Two closets; One fireplace; Loft on the second floor; Living room on the first floor; Eat-in kitchen
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+5.2%/yr); 121 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 37% of the median local income ($44k/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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1946 — 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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $182,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 W Whitney Ave	0.13mi	3/1.0 (+1)	1,508 (+5%)	2mo	$170,000	$113	80
1225 Manitau Ave	0.53mi	3/1.0 (+1)	1,450 (+1%)	3mo	$185,000	$128	67
576 Longfield Ave	0.57mi	3/1.0 (+1)	1,414 (-2%)	1mo	$179,300	$127	65
1009 W Ashland Ave	0.39mi	3/2.0 (+1)	1,525 (+6%)	4mo	$240,000	$157	60
701 W Evelyn Ave	0.55mi	2/2.0	1,380 (-4%)	6mo	$128,700	$93	58
1119 Hathaway Ave	0.24mi	3/1.0 (+1)	1,638 (+14%)	4mo	$70,000	$43	58
1190 Bicknell Ave	0.63mi	3/2.0 (+1)	1,500 (+4%)	2mo	$250,000	$167	53
3533 Kahlert Ave	0.45mi	2/1.0	1,231 (-14%)	3mo	$148,000	$120	52
4623 Picadilly Ave	0.69mi	2/1.0	1,277 (-11%)	1mo	$195,000	$153	48
4710 Cliff Ave	0.73mi	2/1.0	1,605 (+12%)	5mo	$203,000	$126	43
4513 S 6th St	0.60mi	3/2.0 (+1)	1,581 (+10%)	5mo	$195,800	$124	42
4103 Southern Pkwy	0.72mi	3/2.0 (+1)	1,646 (+14%)	7mo	$240,000	$146	28

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,677
• Equity at exit: $17,147

10-year hold

• IRR: 14.4%
• Equity multiple: 2.27×
• Total profit: $40,973
• Equity at exit: $9,943

Cash invested: $32,200 (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: 121
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$603
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $303

Break-even live

Break-even rent $972

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	2d	1	0.22mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	12d	1	0.22mi
925 W Evelyn Ave Louisville, KY	3.0	1.5	1520	$1,650	$1.09	23d	1	0.37mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	12d	1	0.44mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	23d	1	0.52mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	23d	1	0.52mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	16d	1	0.52mi
4513 S 6th St Louisville, KY	3.0	2.0	1581	$2,650	$1.68	23d	1	0.58mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	23d	1	0.59mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	16d	1	0.60mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	23d	1	0.71mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	23d	1	0.72mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	23d	1	0.77mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	3d	1	0.78mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	16d	1	0.83mi
310 W Kenton St Louisville, KY	3.0	2.0	1295	$1,350	$1.04	23d	1	0.83mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	14d	3	0.85mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	10d	1	0.89mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	16d	1	0.91mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	23d	1	0.92mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	3d	1	0.94mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	14d	4	0.94mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	23d	2	0.94mi
4725 Southern Pkwy Unit 1 Louisville, KY	2.0	1.0	1296	$925	$0.71	3d	1	0.95mi
114 E Florence Ave Apt 21 Louisville, KY	2.0	1.0	936	$1,275	$1.36	23d	1	1.02mi
114 E Florence Ave Unit 19 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	16d	1	1.02mi
4406 S Brook St Apt 27 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	12d	1	1.03mi
119 E Southern Heights Ave Louisville, KY	3.0	1.0	1000	$1,250	$1.25	23d	1	1.04mi
118 E Ashland Ave Louisville, KY	2.0	1.5	910	$1,200	$1.32	23d	1	1.06mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	23d	1	1.10mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	16d	1	1.21mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	23d	1	1.21mi
104 Kenwood Ct Louisville, KY	2.0	1.0	875	$985	$1.13	23d	1	1.23mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	3d	1	1.23mi
1517 Shingo Ave Louisville, KY	3.0	2.0	1100	$1,349	$1.23	23d	1	1.26mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	16d	1	1.28mi
1507 Arling Ave Louisville, KY	3.0	2.0	1148	$1,275	$1.11	16d	1	1.31mi
519 Forum Ave Louisville, KY	3.0	1.5	1693	$1,600	$0.95	23d	1	1.32mi
508 M St Louisville, KY	2.0	1.5	1035	$1,100	$1.06	23d	1	1.34mi
2913 S 3rd St Louisville, KY	2.0	1.0	1026	$1,200	$1.17	23d	1	1.34mi

Listing history 31 events

1. 2026-06-18
   days on market $115,000 Active 37 DOM
2. 2026-06-17
   days on market $115,000 Active 36 DOM
3. 2026-06-16
   days on market $115,000 Active 35 DOM
4. 2026-06-15
   days on market $115,000 Active 34 DOM
5. 2026-06-13
   days on market $115,000 Active 32 DOM
6. 2026-06-10
   days on market $115,000 Active 29 DOM
7. 2026-06-09
   days on market $115,000 Active 28 DOM
8. 2026-06-08
   days on market $115,000 Active 27 DOM
9. 2026-06-07
   days on market $115,000 Active 26 DOM
10. 2026-06-03
    days on market $115,000 Active 22 DOM
11. 2026-06-02
    days on market $115,000 Active 21 DOM
12. 2026-06-01
    days on market $115,000 Active 20 DOM
13. 2026-05-31
    days on market $115,000 Active 19 DOM
14. 2026-05-12
    listed $115,000 Active
15. 2026-04-30
    historical
16. 2026-01-21
    price $115,000
17. 2026-01-21
    listed $1 Active
18. 2018-10-26
    soldstatus $89,500
19. 2018-10-23
    soldstatus $89,500 Closed 245-char remark

    Show marketing remark (245 chars)

    Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

20. 2018-09-02
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

21. 2018-07-29
    status Active 245-char remark

    Show marketing remark (245 chars)

    Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

22. 2018-07-29
    price $89,500 245-char remark

    Show marketing remark (245 chars)

    Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

23. 2018-07-14
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

24. 2018-07-07
    listed $92,500 Active 245-char remark

    Show marketing remark (245 chars)

    Check out this awesome home, over 1200 Sq.ft. This home features 2 bedroom, remodeled bathroom, large family room for entertaining and a nice laundry room off kitchen. The loft is 160 sq.ft. that has a separate A/C unit. This home is a must see.

25. 2012-07-27
    soldstatus $55,000
26. 2012-01-01
    listed $55,000
27. 2011-12-31
    historical
28. 2011-08-02
    listed $70,000
29. 2008-08-20
    soldstatus $1,603,600
30. 2001-04-16
    historical
31. 2001-01-17
    listed $59,900

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 (unshaded) · 74% 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: $16,263
• − Mortgage interest: −$6,442
• − Property taxes: −$1,400
• − Insurance: −$575
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,345
• Taxable income: $1,899
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,180/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

+92.0% since first listed

18 events — show timeline

• 2026-05-12 Listed $115,000 Metro Search MLS
• 2026-04-30 Listing Removed — Metro Search MLS
• 2026-01-21 Price Changed $115,000 Metro Search MLS
• 2026-01-21 Listed $1 Metro Search MLS
• 2018-10-26 Sold (Public Records) $89,500 Public Records
• 2018-10-23 Sold (MLS) $89,500 Metro Search MLS
• 2018-09-02 Pending — Metro Search MLS
• 2018-07-29 Relisted — Metro Search MLS
• 2018-07-29 Price Changed $89,500 Metro Search MLS
• 2018-07-14 Pending — Metro Search MLS
• 2018-07-07 Listed $92,500 Metro Search MLS
• 2012-07-27 Sold (Public Records) $55,000 Public Records
• 2012-01-01 Listed $55,000 Metro Search MLS
• 2011-12-31 Listing Removed — Metro Search MLS
• 2011-08-02 Listed $70,000 Metro Search MLS
• 2008-08-20 Sold (Public Records) $1,603,600 Public Records
• 2001-04-16 Listing Removed — Metro Search MLS
• 2001-01-17 Listed $59,900 Metro Search MLS

Property tax history

+3.5%/yr

Latest (2025): $1,400 · -1.9% YoY. Source: county tax records.