1759 W Hill St · Louisville, KY 40210

$87,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily · 77 Days on market

Built 1937 3,751 sqft lot Est $103k · 16% 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 +14.6/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

3 bedroom, 1 full bath 960 SF Cape Cod home in Park Hill. Living room with trey ceiling, formal dining area, large eat-in kitchen, 2 bedrooms and full bath on 1st floor. Bedroom on 2nd fl. Laundry in unfinished basement. Front porch. Part fenced rear yard. Parking pad off the rear alley. Previously rented for $750 mo. Black Diamond has treated home for fleas. Carpet removed. Bathroom needs repair. Utilities off. Alarm system. Roof 2 yrs. A/C 2 yrs. Sold as-is.

Key facts

• 3,751 sq ft lot
• Built 1937
• Listed 77 days

Property features AI

Finance

• Other: Subdivision: MARYDALE
• HOA & community: No association fee

Exterior

• Utilities: No utilities specified
• Home design: Single-family residence, Traditional style; 1 story
• Construction: Built in 1937; Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Lot approximately 0.09 acres (30 x 125)

Interior

• Bedrooms: 3 bedrooms total; Primary bedroom on the first floor; One bedroom on the first floor; No upper-floor or basement bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; 2 total rooms; Basement present
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 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).

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $63k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.35% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $103,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Bolling Ave	0.13mi	3/2.0	1,068 (-7%)	4mo	$110,000	$103	75
1712 Saint Louis Ave	0.30mi	2/1.0 (-1)	1,072 (-7%)	4mo	$45,000	$42	66
1812 Wilson Ave	0.43mi	3/1.5	1,248 (+9%)	1mo	$135,000	$108	63
2104 W Burnett Ave	0.29mi	3/1.0	1,282 (+12%)	6mo	$67,000	$52	62
2136 W Gaulbert Ave	0.38mi	4/1.5 (+1)	1,210 (+5%)	6mo	$92,000	$76	61
2108 Bolling Ave	0.29mi	3/1.0	1,011 (-12%)	7mo	$52,000	$51	61
1628 Dumesnil St	0.59mi	4/1.5 (+1)	1,123 (-2%)	7mo	$125,000	$111	56
2130 W Gaulbert Ave	0.37mi	2/1.0 (-1)	982 (-14%)	3mo	$60,000	$61	51
2114 Oregon Ave	0.70mi	2/1.0 (-1)	1,072 (-7%)	1mo	$108,000	$101	50
1320 S 17th St	0.48mi	3/2.0	1,003 (-13%)	3mo	$118,000	$118	50
1455 S 12th St	0.72mi	3/2.0	1,063 (-7%)	4mo	$95,800	$90	47
1705 1/2 Hale Ave	0.71mi	3/2.0	1,257 (+10%)	4mo	$58,000	$46	44

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: 40.9%
• Equity multiple: 4.21×
• Total profit: $78,107
• Equity at exit: $78,376

10-year hold

• IRR: 37.1%
• Equity multiple: 10.28×
• Total profit: $226,074
• Equity at exit: $169,022

Cash invested: $24,360 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$456
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $385

Break-even live

Break-even rent $688

Max offer price $87,000

Occupancy floor 62%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	24d	1	0.11mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	24d	1	0.13mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	24d	1	0.15mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.33mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.45mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.49mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.52mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.52mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	0.52mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.53mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.55mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.74mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.75mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.78mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	24d	1	0.81mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.82mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.84mi
1244 Algonquin Pkwy Louisville, KY	3.0	1.5	1136	$1,400	$1.23	24d	1	0.84mi
4600 South St Unit PARKWAYE1 Louisville, KY	2.0	1.0	700	$749	$1.07	24d	1	0.87mi
2629 Olive St Louisville, KY	4.0	1.0	1120	$1,500	$1.34	24d	1	0.89mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.95mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.95mi
1438 Lillian Ave Louisville, KY	2.0	1.0	777	$1,050	$1.35	17d	1	0.95mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	24d	1	0.96mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	16d	1	0.97mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	24d	1	0.97mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.98mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	24d	1	0.98mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	24d	1	0.99mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	16d	1	0.99mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	1.01mi
1723 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	1200	$1,300	$1.08	24d	1	1.01mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	1.02mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	16d	1	1.06mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	16d	1	1.07mi
3005 Linwood Ave Louisville, KY	2.0	1.0	700	$1,025	$1.46	16d	1	1.10mi
1726 Sonne Ave Louisville, KY	2.0	1.0	820	$1,095	$1.34	16d	1	1.10mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$2,217	$2.06	3d	1	1.10mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	1.11mi
3019 Penway Ave Louisville, KY	2.0	1.0	700	$960	$1.37	12d	1	1.12mi

Listing history 25 events

1. 2026-06-18
   days on market $87,000 Active 77 DOM
2. 2026-06-17
   days on market $87,000 Active 76 DOM
3. 2026-06-16
   days on market $87,000 Active 75 DOM
4. 2026-06-15
   days on market $87,000 Active 74 DOM
5. 2026-06-13
   days on market $87,000 Active 72 DOM
6. 2026-06-10
   days on market $87,000 Active 69 DOM
7. 2026-06-09
   days on market $87,000 Active 68 DOM
8. 2026-06-08
   days on market $87,000 Active 67 DOM
9. 2026-06-07
   days on market $87,000 Active 66 DOM
10. 2026-06-03
    days on market $87,000 Active 62 DOM
11. 2026-06-02
    days on market $87,000 Active 61 DOM
12. 2026-06-01
    days on market $87,000 Active 60 DOM
13. 2026-05-31
    days on market $87,000 Active 59 DOM
14. 2026-04-24
    price $87,000
15. 2026-04-02
    listed $89,000 Active
16. 2025-05-05
    soldstatus $63,000
17. 2025-03-14
    price $95,000
18. 2018-01-16
    soldstatus $28,000 Closed 468-char remark

    Show marketing remark (468 chars)

    3 bedroom, 1 full bath 960 SF Cape Cod home in Park Hill. Living room with trey ceiling, formal dining area, large eat-in kitchen, 2 bedrooms and full bath on 1st floor. Bedroom on 2nd fl. Laundry in unfinished basement. Front porch. Part fenced rear yard. Parking pad off the rear alley. Previously rented for $750 mo. Black Diamond has treated home for fleas. Carpet removed. Bathroom needs repair. Utilities off. Alarm system. Roof 2 yrs. A/C 2 yrs. Sold as-is.

19. 2018-01-03
    status Pending 468-char remark

    Show marketing remark (468 chars)

    3 bedroom, 1 full bath 960 SF Cape Cod home in Park Hill. Living room with trey ceiling, formal dining area, large eat-in kitchen, 2 bedrooms and full bath on 1st floor. Bedroom on 2nd fl. Laundry in unfinished basement. Front porch. Part fenced rear yard. Parking pad off the rear alley. Previously rented for $750 mo. Black Diamond has treated home for fleas. Carpet removed. Bathroom needs repair. Utilities off. Alarm system. Roof 2 yrs. A/C 2 yrs. Sold as-is.

20. 2017-11-22
    status Active 468-char remark

    Show marketing remark (468 chars)

    3 bedroom, 1 full bath 960 SF Cape Cod home in Park Hill. Living room with trey ceiling, formal dining area, large eat-in kitchen, 2 bedrooms and full bath on 1st floor. Bedroom on 2nd fl. Laundry in unfinished basement. Front porch. Part fenced rear yard. Parking pad off the rear alley. Previously rented for $750 mo. Black Diamond has treated home for fleas. Carpet removed. Bathroom needs repair. Utilities off. Alarm system. Roof 2 yrs. A/C 2 yrs. Sold as-is.

21. 2017-11-12
    status Pending 468-char remark

    Show marketing remark (468 chars)

    3 bedroom, 1 full bath 960 SF Cape Cod home in Park Hill. Living room with trey ceiling, formal dining area, large eat-in kitchen, 2 bedrooms and full bath on 1st floor. Bedroom on 2nd fl. Laundry in unfinished basement. Front porch. Part fenced rear yard. Parking pad off the rear alley. Previously rented for $750 mo. Black Diamond has treated home for fleas. Carpet removed. Bathroom needs repair. Utilities off. Alarm system. Roof 2 yrs. A/C 2 yrs. Sold as-is.

22. 2017-10-10
    listed $30,000 Active 468-char remark

    Show marketing remark (468 chars)

    3 bedroom, 1 full bath 960 SF Cape Cod home in Park Hill. Living room with trey ceiling, formal dining area, large eat-in kitchen, 2 bedrooms and full bath on 1st floor. Bedroom on 2nd fl. Laundry in unfinished basement. Front porch. Part fenced rear yard. Parking pad off the rear alley. Previously rented for $750 mo. Black Diamond has treated home for fleas. Carpet removed. Bathroom needs repair. Utilities off. Alarm system. Roof 2 yrs. A/C 2 yrs. Sold as-is.

23. 2014-10-24
    historical
24. 2014-10-17
    soldstatus $20,400
25. 2014-08-25
    listed $19,900

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $748 · $62/mo
• Expected delta: +$137/yr (+$11/mo · 22.5%)

ⓘ 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 (unshaded) · 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: $14,105
• − Mortgage interest: −$4,873
• − Property taxes: −$611
• − Insurance: −$435
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,531
• Taxable income: $3,398
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,806/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

+337.2% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $87,000 Metro Search MLS
• 2026-04-02 Listed $89,000 Metro Search MLS
• 2025-05-05 Sold (Public Records) $63,000 Public Records
• 2025-03-14 Price Changed $95,000 Metro Search MLS
• 2018-01-16 Sold (MLS) $28,000 Metro Search MLS
• 2018-01-03 Pending — Metro Search MLS
• 2017-11-22 Relisted — Metro Search MLS
• 2017-11-12 Pending — Metro Search MLS
• 2017-10-10 Listed $30,000 Metro Search MLS
• 2014-10-24 Listing Removed — Metro Search MLS
• 2014-10-17 Sold (MLS) $20,400 Metro Search MLS
• 2014-08-25 Listed $19,900 Metro Search MLS

Property tax history

+6.8%/yr

Latest (2025): $611 · -1.9% YoY. Source: county tax records.