2101 Saint Xavier St · Louisville, KY 40212

$135,000

6 bd · 1.0 ba · 1,841 sqft · SingleFamily · 100 Days on market

Built 1928 3,080 sqft lot Est $138k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +8.5/15.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This wonderful 6-bedroom home has a lot to offer. The 1st floor has a formal living room, formal dining room, kitchen, a custom bathroom with tile and glass block shower along with 3 bedrooms. Upstairs there are 3 additional bedrooms and a bonus area. The full basement offers lots of storage and the laundry hook ups. EZ access from I-64 just off the 22nd Street off ramp. The seller has made numerous updates over the years, and the home was last used as a rental property. Great house, great price. With an acceptable offer Seller will install central air in home.

Key facts

• 3,080 sq ft lot
• Built 1928
• Listed 100 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No parking
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Bungalow-style; 2 stories; Corner lot
• Construction: Built in 1928; Vinyl siding with wood frame construction; Shingle roof; Poured concrete foundation
• Exterior features: See remarks

Interior

• Kitchen: Kitchen on the first floor; Separate dining room on the first floor
• Bedrooms: 6 bedrooms total; Three bedrooms on the first floor; Three bedrooms on the second floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 9 rooms total; 6 closets; Unfinished basement
• Laundry & utility: Laundry in the basement; First-floor laundry not present

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% 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 flat; 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• At $1,846/mo this rent would consume 62% of the median local household income ($36k/yr) (locally 1148% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 + 0.5% rent growth), your $38k cash investment doubles in ~2 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

• It's been on market 100 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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: flood insurance adds $66/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $138,075
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2036 Portland Ave	0.18mi	5/1.5 (-1)	1,890 (+3%)	18mo	$141,300	$75	65
2535 Duncan St	0.50mi	5/2.0 (-1)	2,100 (+14%)	10mo	$170,000	$81	36
320 N 27th St	0.61mi	5/1.0 (-1)	1,626 (-12%)	23mo	$65,000	$40	28

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 3.81×
• Total profit: $106,380
• Equity at exit: $121,619

10-year hold

• IRR: 30.9%
• Equity multiple: 8.29×
• Total profit: $275,600
• Equity at exit: $262,275

Cash invested: $37,800 (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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 140
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $587

Break-even live

Break-even rent $1,103

Max offer price $135,000

Occupancy floor 63%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 N 26th St Louisville, KY	5.0	2.0	1538	$1,700	$1.11	23d	1	0.58mi
858 S 23rd St Louisville, KY	5.0	1.0	2228	$2,100	$0.94	17d	1	1.45mi

Listing history 38 events

1. 2026-06-18
   days on market $135,000 Active 100 DOM
2. 2026-06-17
   days on market $135,000 Active 99 DOM
3. 2026-06-16
   days on market $135,000 Active 98 DOM
4. 2026-06-15
   days on market $135,000 Active 97 DOM
5. 2026-06-13
   days on market $135,000 Active 95 DOM
6. 2026-06-10
   days on market $135,000 Active 92 DOM
7. 2026-06-09
   days on market $135,000 Active 91 DOM
8. 2026-06-08
   days on market $135,000 Active 90 DOM
9. 2026-06-07
   days on market $135,000 Active 89 DOM
10. 2026-06-03
    days on market $135,000 Active 85 DOM
11. 2026-06-02
    days on market $135,000 Active 84 DOM
12. 2026-06-01
    days on market $135,000 Active 83 DOM
13. 2026-05-31
    days on market $135,000 Active 82 DOM
14. 2026-03-10
    listed $135,000 Active
15. 2019-11-04
    historical
16. 2019-08-02
    listed $89,500 Active
17. 2019-08-02
    price $84,900
18. 2019-08-02
    price $89,500
19. 2017-08-30
    historical
20. 2016-11-30
    listed $86,000 Active
21. 2016-11-30
    price $75,000
22. 2016-11-30
    price $79,500
23. 2012-09-22
    historical
24. 2012-04-10
    listed $87,000
25. 2009-10-01
    historical
26. 2008-10-01
    listed $79,950
27. 2008-09-28
    historical
28. 2007-09-28
    listed $79,500
29. 2007-09-27
    historical
30. 2007-06-28
    historical
31. 2007-06-27
    listed $75,000
32. 2007-03-07
    listed $79,950
33. 2007-02-28
    historical
34. 2006-10-12
    listed $85,000
35. 2006-10-11
    historical
36. 2005-07-18
    listed $89,500
37. 2005-07-14
    historical
38. 2005-06-20
    listed $99,500

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$670/yr (+$56/mo · 136.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,154
• − Mortgage interest: −$7,562
• − Property taxes: −$491
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$3,927
• Taxable income: $5,156
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $5,805/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): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

+35.7% since first listed

25 events — show timeline

• 2026-03-10 Listed $135,000 Metro Search MLS
• 2019-11-04 Listing Removed — Metro Search MLS
• 2019-08-02 Price Changed $89,500 Metro Search MLS
• 2019-08-02 Price Changed $84,900 Metro Search MLS
• 2019-08-02 Listed $89,500 Metro Search MLS
• 2017-08-30 Listing Removed — Metro Search MLS
• 2016-11-30 Listed $86,000 Metro Search MLS
• 2016-11-30 Price Changed $79,500 Metro Search MLS
• 2016-11-30 Price Changed $75,000 Metro Search MLS
• 2012-09-22 Listing Removed — Metro Search MLS
• 2012-04-10 Listed $87,000 Metro Search MLS
• 2009-10-01 Listing Removed — Metro Search MLS
• 2008-10-01 Listed $79,950 Metro Search MLS
• 2008-09-28 Listing Removed — Metro Search MLS
• 2007-09-28 Listed $79,500 Metro Search MLS
• 2007-09-27 Listing Removed — Metro Search MLS
• 2007-06-28 Listing Removed — Metro Search MLS
• 2007-06-27 Listed $75,000 Metro Search MLS
• 2007-03-07 Listed $79,950 Metro Search MLS
• 2007-02-28 Listing Removed — Metro Search MLS
• 2006-10-12 Listed $85,000 Metro Search MLS
• 2006-10-11 Listing Removed — Metro Search MLS
• 2005-07-18 Listed $89,500 Metro Search MLS
• 2005-07-14 Listing Removed — Metro Search MLS
• 2005-06-20 Listed $99,500 Metro Search MLS

Property tax history

+10.9%/yr

Latest (2025): $491 · -1.9% YoY. Source: county tax records.