1851 Date St · Louisville, KY 40210

$67,500

2 bd · 1.0 ba · 1,050 sqft · SingleFamily · 44 Days on market

Built 1905 3,920 sqft lot Est $76k · 11% under

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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 +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This 2-bedroom, 1 full bath home at 1851 Date St offers a great opportunity with solid floors throughout and a functional layout. The property features living space and a kitchen ready for your personal updates and improvements. Both bedrooms provide practical space and natural light, supporting a simple and efficient design. Sold as is, this home presents strong potential for those looking to bring their vision to life. Sellers preferred title is BCHH, Inc. Please allow 2 business days for response to your offer.

Key facts

• Practical space
• Natural light
• Functional layout

Tags

• SOLID FLOORS
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• PRACTICAL SPACE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Utilities: Other
• Home design: Single-family residence; Shotgun / other architectural style; One-story
• Construction: Built in 1905; Vinyl siding; Shingle roof; Above-grade finished area reported
• Exterior features: Lot approximately 0.09 acres

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Two bedrooms located on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Heating present
• Interior features: Five total rooms; No basement; Living room on the first floor; Full bathroom on the first floor
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 (+8.1%/yr); 92 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 39% 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 $7k of equity ($467 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 15 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.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1905 — 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: 1.68% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.12%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $75,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 S 23rd St	0.23mi	3/2.0 (+1)	1,029 (-2%)	6mo	$64,750	$63	72
1601 Prentice St	0.40mi	3/1.0 (+1)	1,009 (-4%)	1mo	$93,999	$93	69
101 Saunders	0.29mi	2/2.0	1,148 (+9%)	5mo	$145,000	$126	63
2615 Greenwood Ave	0.50mi	3/1.0 (+1)	988 (-6%)	3mo	$71,000	$72	60
1712 Saint Louis Ave	0.73mi	2/1.0	1,072 (+2%)	4mo	$45,000	$42	59
2102 Magazine St	0.52mi	2/1.0	1,148 (+9%)	3mo	$42,500	$37	58
1532 W Breckinridge St	0.47mi	3/1.0 (+1)	1,142 (+9%)	3mo	$120,000	$105	56
1624 W Dumesnil St	0.58mi	2/1.0	1,126 (+7%)	8mo	$40,000	$36	54
2304 Date St	0.26mi	3/2.0 (+1)	1,180 (+12%)	7mo	$165,000	$140	52
2645 Grand Ave	0.59mi	2/1.0	926 (-12%)	3mo	$62,000	$67	50
1320 S 17th St	0.68mi	3/2.0 (+1)	1,003 (-4%)	3mo	$118,000	$118	49
2307 Woodland Ave	0.74mi	1/1.0 (-1)	940 (-10%)	7mo	$17,000	$18	37

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: 49.4%
• Equity multiple: 4.81×
• Total profit: $71,973
• Equity at exit: $60,809

10-year hold

• IRR: 45.1%
• Equity multiple: 11.79×
• Total profit: $203,850
• Equity at exit: $131,138

Cash invested: $18,900 (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: 92
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$354
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $459

Break-even live

Break-even rent $555

Max offer price $67,500

Occupancy floor 55%

Sensitivity live

Price	-10% $497	-5% $478	+0% $459	+5% $439	+10% $420
Rent	-10% $369	-5% $414	+0% $459	+5% $503	+10% $548
Rate	-1.0pp $493	-0.5pp $476	base $459	+0.5pp $441	+1.0pp $423

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	4d	1	0.06mi
1723 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.22mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	24d	1	0.25mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	24d	1	0.28mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	24d	1	0.36mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.36mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	11d	1	0.37mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	4d	1	0.41mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	24d	1	0.42mi
2310 W Broadway Unit 1 Louisville, KY	1.0	1.0	1100	$975	$0.89	4d	1	0.46mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	17d	1	0.55mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	24d	1	0.56mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	21d	1	0.56mi
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	11d	1	0.56mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	24d	1	0.59mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	24d	1	0.60mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	0.60mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	18d	1	0.61mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	0.61mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.63mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	4d	1	0.63mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.64mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.66mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.67mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.67mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	0.68mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	4d	1	0.72mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	24d	1	0.73mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	17d	1	0.73mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	0.74mi
2221 W Madison St Louisville, KY	3.0	1.0	1000	$1,350	$1.35	24d	1	0.74mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	22d	1	0.74mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	24d	1	0.75mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	0.75mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	17d	1	0.79mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	17d	1	0.81mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.82mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	24d	1	0.86mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.89mi
430 S 24th St Louisville, KY	3.0	1.5	1288	$1,400	$1.09	24d	1	0.91mi

Listing history 50 events

1. 2026-06-21
   days on market $67,500 Active 44 DOM
2. 2026-06-18
   days on market $67,500 Active 41 DOM
3. 2026-06-17
   days on market $67,500 Active 40 DOM
4. 2026-06-16
   days on market $67,500 Active 39 DOM
5. 2026-06-15
   days on market $67,500 Active 38 DOM
6. 2026-06-13
   days on market $67,500 Active 36 DOM
7. 2026-06-10
   days on market $67,500 Active 33 DOM
8. 2026-06-09
   days on market $67,500 Active 32 DOM
9. 2026-06-08
   days on market $67,500 Active 31 DOM
10. 2026-06-07
    days on market $67,500 Active 30 DOM
11. 2026-06-03
    days on market $67,500 Active 26 DOM
12. 2026-06-02
    days on market $67,500 Active 25 DOM
13. 2026-06-01
    days on market $67,500 Active 24 DOM
14. 2026-05-31
    days on market $67,500 Active 23 DOM
15. 2026-05-08
    listed $67,500 Active
16. 2026-04-30
    historical
17. 2026-03-02
    price $67,500
18. 2026-01-23
    listed $70,800 Active
19. 2025-12-31
    historical
20. 2025-11-14
    listed $70,800 Active
21. 2025-10-31
    historical
22. 2025-10-27
    price $70,800
23. 2025-09-12
    price $75,000
24. 2025-08-21
    price $80,000
25. 2025-07-18
    price $82,500
26. 2025-07-01
    listed $87,500 Active
27. 2025-06-23
    historical
28. 2025-05-16
    price $87,500
29. 2025-02-13
    listed $89,900 Active
30. 2024-07-20
    historical $745
31. 2024-07-17
    historical $745
32. 2024-06-22
    price $745
33. 2024-06-22
    price $745
34. 2024-06-21
    listed $890
35. 2024-06-20
    listed $890
36. 2024-04-19
    historical $890
37. 2024-04-02
    historical $890
38. 2024-03-31
    listed $890
39. 2024-03-31
    historical $890
40. 2024-03-23
    listed $890
41. 2024-03-23
    listed $890
42. 2024-03-05
    historical $900
43. 2024-03-02
    historical $900
44. 2024-02-24
    price $900
45. 2024-02-17
    listed $910
46. 2024-01-05
    historical $980
47. 2023-12-21
    price $980
48. 2023-12-19
    price $990
49. 2023-12-15
    price $990
50. 2023-12-09
    price $1,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $13,630
• − Mortgage interest: −$3,781
• − Property taxes: −$679
• − Insurance: −$338
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,964
• Taxable income: $4,688
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,378/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

+239.2% since first listed

51 events — show timeline

• 2026-05-08 Listed $67,500 Metro Search MLS
• 2026-04-30 Listing Removed — Metro Search MLS
• 2026-03-02 Price Changed $67,500 Metro Search MLS
• 2026-01-23 Listed $70,800 Metro Search MLS
• 2025-12-31 Listing Removed — Metro Search MLS
• 2025-11-14 Listed $70,800 Metro Search MLS
• 2025-10-31 Listing Removed — Metro Search MLS
• 2025-10-27 Price Changed $70,800 Metro Search MLS
• 2025-09-12 Price Changed $75,000 Metro Search MLS
• 2025-08-21 Price Changed $80,000 Metro Search MLS
• 2025-07-18 Price Changed $82,500 Metro Search MLS
• 2025-07-01 Listed $87,500 Metro Search MLS
• 2025-06-23 Listing Removed — Metro Search MLS
• 2025-05-16 Price Changed $87,500 Metro Search MLS
• 2025-02-13 Listed $89,900 Metro Search MLS
• 2024-07-20 Rental Removed $745 RENT.
• 2024-07-17 Rental Removed $745 RENTLY
• 2024-06-22 Price Changed $745 RENTLY
• 2024-06-22 Price Changed $745 RENT.
• 2024-06-21 Listed for Rent $890 RENT.
• 2024-06-20 Listed for Rent $890 RENTLY
• 2024-04-19 Rental Removed $890 MSMLS
• 2024-04-02 Rental Removed $890 RENT.
• 2024-03-31 Listed for Rent $890 MSMLS
• 2024-03-31 Rental Removed $890 RENTLY
• 2024-03-23 Listed for Rent $890 RENT.
• 2024-03-23 Listed for Rent $890 RENTLY
• 2024-03-05 Rental Removed $900 MSMLS
• 2024-03-02 Rental Removed $900 RENT.
• 2024-02-24 Price Changed $900 RENT.
• 2024-02-17 Listed for Rent $910 RENT.
• 2024-01-05 Rental Removed $980 RENT.
• 2023-12-21 Price Changed $980 RENT.
• 2023-12-19 Price Changed $990 MSMLS
• 2023-12-15 Price Changed $990 RENT.
• 2023-12-09 Price Changed $1,000 RENT.
• 2023-12-01 Price Changed $1,010 RENT.
• 2023-11-30 Listed for Rent $1,020 MSMLS
• 2023-11-29 Rental Removed $1,020 RENTLY
• 2023-11-19 Listed for Rent $1,020 RENT.
• 2023-11-18 Listed for Rent $1,020 RENTLY
• 2023-08-18 Rental Removed $1,020 RENTLY
• 2023-08-16 Rental Removed $1,020 RENT.
• 2023-08-12 Price Changed $1,020 RENTLY
• 2023-08-11 Price Changed $1,020 RENT.
• 2023-07-21 Price Changed $1,040 RENT.
• 2023-07-21 Price Changed $1,040 RENTLY
• 2022-09-15 Sold (Public Records) $840,254 Public Records
• 2022-01-10 Sold (Public Records) $14,658,807 Public Records
• 2001-12-14 Sold (MLS) $19,900 Metro Search MLS
• 2001-11-19 Listed $19,900 Metro Search MLS

Property tax history

+5.8%/yr

Latest (2025): $679 · -1.9% YoY. Source: county tax records.