4230 Sunset Ave · Louisville, KY 40211

$85,000

3 bd · 1.0 ba · 836 sqft · SingleFamily · 30 Days on market

Built 1950 7,500 sqft lot Est $104k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors put this one in your portfolio today! Home is occupied and has a long-term tenant (who wants to stay), in the property. Tenant pays all of her own utilities. All serious buyers ONLY. Property is being sold in as/is condition. Seller looking for a quick sale, but does not want to disturb tenants, no showings will be issued until property is under contract to purchase. Actual Sqft to be determined by an appraiser, the amount that is listed is not warranted by Broker/Seller. Agents, please read Agents notes.

Key facts

• 7,500 sq ft lot
• Parking
• Built 1950

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1950
• Construction: Wood frame construction; Shingle roof; Crawl space foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Eat-in kitchen on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Central air conditioning; One HVAC unit
• Interior features: Five total rooms; Three closets; No basement; No fireplaces
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+4.9%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,211/mo this rent would consume 46% of the median local household income ($32k/yr) (locally 1483% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 4.9% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.42% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $103,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 S 42nd St	0.10mi	3/1.0	869 (+4%)	9mo	$85,000	$98	81
4401 Sunset Ave	0.11mi	2/1.0 (-1)	800 (-4%)	6mo	$24,500	$31	78
4412 Exley Ct	0.19mi	3/1.0	900 (+8%)	12mo	$140,000	$156	69
4147 Virginia Ave	0.17mi	3/1.0	947 (+13%)	2mo	$80,200	$85	68
1012 Woodway Ln	0.19mi	2/1.0 (-1)	744 (-11%)	14mo	$115,000	$155	57
3834 Grand Ave	0.37mi	3/1.0	880 (+5%)	22mo	$87,550	$99	56
1023 S 40th St	0.38mi	2/1.0 (-1)	737 (-12%)	4mo	$110,000	$149	54
1004 S 39th St	0.44mi	2/1.0 (-1)	788 (-6%)	18mo	$55,000	$70	50
1011 S 36th St	0.71mi	2/1.0 (-1)	867 (+4%)	19mo	$135,000	$156	40
817 S 41st St	0.47mi	2/1.0 (-1)	955 (+14%)	16mo	$130,000	$136	36
4511 Garland Ave	0.41mi	2/1.0 (-1)	956 (+14%)	23mo	$119,000	$124	33
808 S 37th St	0.73mi	2/1.0 (-1)	930 (+11%)	20mo	$60,000	$65	26

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.62×
• Total profit: $14,792
• Equity at exit: $12,674

10-year hold

• IRR: 25.1%
• Equity multiple: 3.38×
• Total profit: $56,546
• Equity at exit: $7,349

Cash invested: $23,800 (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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 144
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $412

Break-even live

Break-even rent $689

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $460	-5% $436	+0% $412	+5% $388	+10% $364
Rent	-10% $317	-5% $364	+0% $412	+5% $460	+10% $508
Rate	-1.0pp $455	-0.5pp $434	base $412	+0.5pp $390	+1.0pp $368

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4221 Sunset Ave Louisville, KY	3.0	1.0	1075	$1,199	$1.12	25d	1	0.06mi
4514 Winnrose Way Louisville, KY	3.0	1.5	1064	$1,500	$1.41	3d	1	0.35mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	25d	1	0.47mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	17d	1	0.53mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	17d	1	0.61mi
715 S 41st St Unit 1 Louisville, KY	4.0	1.0	1000	$1,295	$1.29	11d	1	0.61mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	25d	1	0.63mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	4d	1	0.65mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	25d	1	0.68mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	4d	1	0.83mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	25d	1	0.83mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	25d	1	0.84mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	25d	1	0.93mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	25d	1	0.93mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	0.95mi
1804 Russell Lee Dr Louisville, KY	1.0–3.0	1.0–1.5	810	$1,304	$1.61	3d	1	1.00mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	4d	1	1.01mi
2016 S 40th St Louisville, KY	2.0	1.0	700	$980	$1.40	17d	1	1.04mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	4d	1	1.08mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	21d	1	1.08mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	25d	1	1.09mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	4d	1	1.13mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	22d	1	1.22mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	17d	1	1.22mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	11d	1	1.24mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	25d	1	1.26mi
2128 S 40th St Louisville, KY	2.0	1.0	942	$980	$1.04	17d	1	1.26mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	25d	1	1.27mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	1.27mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	1.33mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	17d	1	1.33mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	20d	1	1.37mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	17d	1	1.37mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	25d	1	1.38mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	1.42mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	4d	1	1.46mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	1.46mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	25d	1	1.47mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	1.47mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	25d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $85,000 Active 30 DOM
2. 2026-06-18
   days on market $85,000 Active 27 DOM
3. 2026-06-17
   days on market $85,000 Active 26 DOM
4. 2026-06-16
   days on market $85,000 Active 25 DOM
5. 2026-06-15
   days on market $85,000 Active 24 DOM
6. 2026-06-13
   days on market $85,000 Active 22 DOM
7. 2026-06-10
   days on market $85,000 Active 19 DOM
8. 2026-06-09
   days on market $85,000 Active 18 DOM
9. 2026-06-08
   days on market $85,000 Active 17 DOM
10. 2026-06-07
    days on market $85,000 Active 16 DOM
11. 2026-06-03
    days on market $85,000 Active 12 DOM
12. 2026-06-02
    days on market $85,000 Active 11 DOM
13. 2026-06-01
    days on market $85,000 Active 10 DOM
14. 2026-05-31
    days on market $85,000 Active 9 DOM
15. 2026-05-22
    listed $85,000 Active
16. 2024-05-13
    soldstatus $60,000 Closed 524-char remark

    Show marketing remark (524 chars)

    Investors put this one in your portfolio today! Home is occupied and has a long-term tenant (who wants to stay), in the property. Tenant pays all of her own utilities. All serious buyers ONLY. Property is being sold in as/is condition. Seller looking for a quick sale, but does not want to disturb tenants, no showings will be issued until property is under contract to purchase. Actual Sqft to be determined by an appraiser, the amount that is listed is not warranted by Broker/Seller. Agents, please read Agents notes.

17. 2024-04-18
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Investors put this one in your portfolio today! Home is occupied and has a long-term tenant (who wants to stay), in the property. Tenant pays all of her own utilities. All serious buyers ONLY. Property is being sold in as/is condition. Seller looking for a quick sale, but does not want to disturb tenants, no showings will be issued until property is under contract to purchase. Actual Sqft to be determined by an appraiser, the amount that is listed is not warranted by Broker/Seller. Agents, please read Agents notes.

18. 2024-04-16
    historical Active Under Contract 524-char remark

    Show marketing remark (524 chars)

    Investors put this one in your portfolio today! Home is occupied and has a long-term tenant (who wants to stay), in the property. Tenant pays all of her own utilities. All serious buyers ONLY. Property is being sold in as/is condition. Seller looking for a quick sale, but does not want to disturb tenants, no showings will be issued until property is under contract to purchase. Actual Sqft to be determined by an appraiser, the amount that is listed is not warranted by Broker/Seller. Agents, please read Agents notes.

19. 2024-04-15
    listed $65,000 Active 524-char remark

    Show marketing remark (524 chars)

    Investors put this one in your portfolio today! Home is occupied and has a long-term tenant (who wants to stay), in the property. Tenant pays all of her own utilities. All serious buyers ONLY. Property is being sold in as/is condition. Seller looking for a quick sale, but does not want to disturb tenants, no showings will be issued until property is under contract to purchase. Actual Sqft to be determined by an appraiser, the amount that is listed is not warranted by Broker/Seller. Agents, please read Agents notes.

20. 2011-08-18
    historical
21. 2011-03-22
    listed $41,000
22. 2010-08-30
    historical
23. 2010-03-10
    listed $45,950
24. 2008-12-16
    historical
25. 2008-10-02
    listed $50,000
26. 2008-09-13
    historical
27. 2008-03-17
    listed $35,000

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $756 · $63/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 ≥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: $14,527
• − Mortgage interest: −$4,761
• − Property taxes: −$756
• − Insurance: −$425
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,473
• Taxable income: $3,788
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,037/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): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 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: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• 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

+142.9% since first listed

13 events — show timeline

• 2026-05-22 Listed $85,000 Metro Search MLS
• 2024-05-13 Sold (MLS) $60,000 Metro Search MLS
• 2024-04-18 Pending — Metro Search MLS
• 2024-04-16 Contingent — Metro Search MLS
• 2024-04-15 Listed $65,000 Metro Search MLS
• 2011-08-18 Listing Removed — Metro Search MLS
• 2011-03-22 Listed $41,000 Metro Search MLS
• 2010-08-30 Listing Removed — Metro Search MLS
• 2010-03-10 Listed $45,950 Metro Search MLS
• 2008-12-16 Listing Removed — Metro Search MLS
• 2008-10-02 Listed $50,000 Metro Search MLS
• 2008-09-13 Listing Removed — Metro Search MLS
• 2008-03-17 Listed $35,000 Metro Search MLS

Property tax history

+9.8%/yr

Latest (2025): $756 · +22.4% YoY. Source: county tax records.