1801 Wenatchee Pl · Louisville, KY 40210

$159,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily · 88 Days on market

Built 1930 6,739 sqft lot Est $162k · at est.

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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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• DSCR +5.5/10.0
• Rent growth +4.5/5.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

SFNW. IMMACULATE! ALARM SYSTEM REMAINS. APPLIANCES MAY STAY - LARGE BACK YARD COMPLETED FENCED. MAINTENANCE FREE, ON CUL-DE-SAC, SHED ON LARGE CONCRETE APRON. 2-10 90-DAY HOME WARRANTY.

Key facts

• Renovated property
• One floor plan
• Private bath

Tags

• RENOVATED PROPERTY
• ONE FLOOR PLAN
• HUGE PRIMARY BEDROOM
• PRIVATE BATH
• ACCESS TO DECK
• EAT-IN-KITCHEN APPLIANCES

Property features AI

Finance

• Other: Subdivision: ALGONQUIN PLACE
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas
• Home design: Single-family ranch-style home; One story; Built in 1930
• Construction: Vinyl siding; Shingle roof; Built in 1930
• Exterior features: Chain-link fencing; Located on a cul-de-sac

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms total, all on the first floor; Primary bedroom located on the first floor
• Bathrooms: Two full bathrooms, including a primary full bathroom on the first floor
• Heating & cooling: One HVAC unit; Central air conditioning; Natural gas available
• Interior features: Six total rooms; Five closets; Basement: none; Living room on the first floor; First-floor laundry
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $139k (12.7% below list).
• Recommended offer: $139k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 36 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).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $159k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,774 (12.7% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $162,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Hemlock Ct	0.22mi	3/1.0 (-1)	1,376 (-2%)	2mo	$32,500	$24	76
1415 S 28th St	0.57mi	3/2.0 (-1)	1,384 (-1%)	2mo	$190,000	$137	65
1448 Catalpa St	0.45mi	4/1.5	1,507 (+8%)	1mo	$199,000	$132	64
1456 Beech St	0.41mi	3/1.5 (-1)	1,498 (+7%)	2mo	$130,000	$87	60
1544 Catalpa St	0.29mi	4/2.5	1,596 (+14%)	1mo	$185,000	$116	60
2307 W Lee St	0.53mi	4/2.0	1,600 (+14%)	4mo	$172,000	$108	49
1334 Cypress St	0.74mi	3/2.0 (-1)	1,491 (+6%)	2mo	$195,000	$131	48
1608 Russell Lee Dr	0.66mi	3/2.5 (-1)	1,326 (-5%)	8mo	$175,000	$132	47
1419 S 28th St	0.56mi	4/2.0	1,203 (-14%)	6mo	$100,000	$83	46
2136 W Gaulbert Ave	0.60mi	4/1.5	1,210 (-14%)	6mo	$92,000	$76	43
3217 Kirby Ave	0.70mi	5/2.0 (+1)	1,505 (+8%)	9mo	$92,500	$61	42
2315 S 37th St	0.61mi	3/1.0 (-1)	1,204 (-14%)	2mo	$159,000	$132	38

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: 28.5%
• Equity multiple: 3.29×
• Total profit: $101,972
• Equity at exit: $143,240

10-year hold

• IRR: 26.1%
• Equity multiple: 8.01×
• Total profit: $311,973
• Equity at exit: $308,902

Cash invested: $44,520 (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: $1,388 high
• Mortgage (P&I): −$834
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $127

Break-even live

Break-even rent $1,227

Max offer price $159,000

Occupancy floor 86%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	16d	1	0.22mi
2629 Olive St Louisville, KY	4.0	1.0	1120	$1,500	$1.34	23d	1	0.33mi
3313 Penway Ave Louisville, KY	4.0	2.0	1142	$1,645	$1.44	23d	1	0.33mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	3d	1	0.33mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	23d	1	0.49mi
1804 Russell Lee Dr Louisville, KY	1.0–3.0	1.0–1.5	810	$1,304	$1.61	1d	1	0.67mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.72mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	16d	1	0.77mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	23d	1	0.78mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.80mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	23d	1	0.91mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	23d	1	0.91mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	23d	1	0.93mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	16d	1	0.94mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	10d	1	0.98mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	0.99mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	1.02mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	1.02mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	16d	1	1.09mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	23d	1	1.12mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	1.12mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	21d	1	1.13mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	1.14mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	1.17mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	23d	1	1.18mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	1.18mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	23d	1	1.23mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	1.26mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	23d	1	1.30mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	1.37mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	23d	1	1.37mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	3d	1	1.42mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	23d	1	1.43mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	1.46mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	23d	1	1.47mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	1.47mi

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-03-17
   price $159,000
3. 2026-02-26
   price $169,500
4. 2026-02-12
   status Active
5. 2026-02-08
   historical
6. 2026-02-01
   listed $179,500 Active
7. 2000-03-01
   historical
8. 1999-10-05
   listed $37,000
9. 1998-05-28
   soldstatus $35,000 185-char remark

   Show marketing remark (185 chars)

   SFNW. IMMACULATE! ALARM SYSTEM REMAINS. APPLIANCES MAY STAY - LARGE BACK YARD COMPLETED FENCED. MAINTENANCE FREE, ON CUL-DE-SAC, SHED ON LARGE CONCRETE APRON. 2-10 90-DAY HOME WARRANTY.

10. 1998-02-01
    listed $35,900 185-char remark

    Show marketing remark (185 chars)

    SFNW. IMMACULATE! ALARM SYSTEM REMAINS. APPLIANCES MAY STAY - LARGE BACK YARD COMPLETED FENCED. MAINTENANCE FREE, ON CUL-DE-SAC, SHED ON LARGE CONCRETE APRON. 2-10 90-DAY HOME WARRANTY.

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$539/yr (+$45/mo · 65.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $16,653
• − Mortgage interest: −$8,906
• − Property taxes: −$829
• − Insurance: −$795
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,625
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $1,807/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

+342.9% since first listed

10 events — show timeline

• 2026-05-04 Pending — Metro Search MLS
• 2026-03-17 Price Changed $159,000 Metro Search MLS
• 2026-02-26 Price Changed $169,500 Metro Search MLS
• 2026-02-12 Relisted — Metro Search MLS
• 2026-02-08 Listing Removed — Metro Search MLS
• 2026-02-01 Listed $179,500 Metro Search MLS
• 2000-03-01 Listing Removed — Metro Search MLS
• 1999-10-05 Listed $37,000 Metro Search MLS
• 1998-05-28 Sold (MLS) $35,000 Metro Search MLS
• 1998-02-01 Listed $35,900 Metro Search MLS

Property tax history

+7.9%/yr

Latest (2025): $829 · -1.9% YoY. Source: county tax records.