1414 Sale Ave · Louisville, KY 40215

$119,998

1 bd · 1.0 ba · 799 sqft · SingleFamily · 84 Days on market

Built 1910 4,805 sqft lot Est $153k · 21% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• 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*** Great Location! This home is an opportunity to start or add to a portfolio of one's investment. It is already tenant occupied under a one year lease until 09/31/2020 with a fully fenced yard. Rent has always been $500/month. Home is sold ''As Is''. For investors and anyone looking for a great starter home. Schedule your tour today! Easy to show with little advance notice.

Key facts

• Fresh paint
• Brand new cabinets
• Close access to i 65

Tags

• FRESH PAINT
• BRAND NEW CABINETS
• BRAND NEW COUNTERTOPS
• CLOSE ACCESS TO WATERSON
• CLOSE ACCESS TO I 65

Property features AI

Finance

• Other: Located in the GH RAND subdivision
• HOA & community: No association fee

Exterior

• Parking: No on-site parking
• Utilities: Electricity connected
• Home design: Single-family residence; Shotgun architectural style; One story
• Construction: Built in 1910; Stone veneer exterior; Crawl space foundation; Other roof
• Exterior features: Privacy wood fencing; Lot dimensions approximately 30 x 157 (0.11 acres)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: One bedroom located on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Two closets; Basement: none; Utility room on the first floor
• Laundry & utility: First-floor laundry

🏷️ Possibly a rental listed for sale. The $119,998 price doesn't fit this home's estimated sale value (~$152,609) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $49 ($593/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 $100k (16.6% below list).
• Recommended offer: $100k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+5.2%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,036 (16.6% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.83% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $152,609
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Clara Ave	0.15mi	2/1.0 (+1)	793 (-1%)	1mo	$136,000	$172	85
1525 Sale Ave	0.10mi	2/1.0 (+1)	808 (+1%)	4mo	$105,000	$130	85
3617 Woodruff Ave	0.34mi	2/1.0 (+1)	825 (+3%)	1mo	$180,000	$218	73
3420 Powell Ave	0.19mi	2/1.0 (+1)	720 (-10%)	2mo	$137,500	$191	68
3664 Kahlert Ave	0.37mi	2/1.0 (+1)	850 (+6%)	2mo	$122,500	$144	66
3438 Glendale Ave	0.31mi	2/1.0 (+1)	722 (-10%)	1mo	$141,000	$195	64
1601 Clara Ave	0.24mi	2/1.0 (+1)	700 (-12%)	1mo	$135,000	$193	62
3444 Glendale Ave	0.31mi	2/1.0 (+1)	700 (-12%)	2mo	$142,900	$204	59
3441 Glendale Ave	0.33mi	2/1.0 (+1)	700 (-12%)	2mo	$80,000	$114	57
1323 Thornberry Ave	0.68mi	2/1.0 (+1)	823 (+3%)	1mo	$140,000	$170	57
1243 Arcade Ave	0.50mi	2/1.0 (+1)	720 (-10%)	2mo	$60,000	$83	53
3813 Powell Ave	0.71mi	2/1.0 (+1)	706 (-12%)	2mo	$145,000	$205	41

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-14,117
• Equity at exit: $17,892

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,125
• Equity at exit: $10,375

Cash invested: $33,599 (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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 121
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $49

Break-even live

Break-even rent $938

Max offer price $119,998

Occupancy floor 90%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	16d	1	0.06mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	23d	1	0.16mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	12d	1	0.32mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	23d	1	0.34mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	17d	1	0.37mi
1111 Dresden Ave Louisville, KY	2.0	1.0	680	$1,100	$1.62	16d	1	0.37mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	21d	1	0.42mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	10d	1	0.43mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	23d	1	0.44mi
3524 Georgetown Cir Louisville, KY	2.0	1.0	734	$1,050	$1.43	3d	1	0.50mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$865	$1.26	14d	4	0.50mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$865	$1.26	23d	2	0.50mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	23d	1	0.52mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	12d	1	0.52mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	16d	1	0.52mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	21d	1	0.70mi
1122 Larchmont Ave Unit B Louisville, KY	1.0	1.0	700	$750	$1.07	17d	1	0.81mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	23d	1	0.81mi
1122 Larchmont Ave Louisville, KY	2.0	1.0	864	$750	$0.87	16d	1	0.81mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	16d	1	0.84mi
554 Camden Ave Louisville, KY	1.0	1.0	661	$875	$1.32	23d	1	0.91mi
4046 Taylor Blvd Unit 2 Louisville, KY	2.0	1.0	800	$900	$1.12	23d	1	0.95mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	16d	1	0.95mi
1637 Thornberry Ave Louisville, KY	2.0	1.0	700	$1,250	$1.79	3d	1	0.95mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	23d	1	0.96mi
1519 Crums Ln Louisville, KY	2.0	1.0	820	$888	$1.08	16d	2	0.98mi
1519 Crums Ln Apt 25 Louisville, KY	2.0	1.0	820	$900	$1.10	23d	1	0.99mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	12d	1	0.99mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	16d	1	1.00mi
4012 Southern Pkwy Unit 5 Louisville, KY	1.0	1.0	600	$795	$1.32	23d	1	1.07mi
4012 Southern Pkwy Unit 8 Louisville, KY	1.0	1.0	600	$795	$1.32	14d	1	1.07mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	3d	1	1.07mi
4501 S 6th St #82 Louisville, KY	1.0	1.0	538	$775	$1.44	17d	1	1.13mi
309 W Whitney Ave Louisville, KY	1.0	1.0	700	$875	$1.25	23d	1	1.18mi
1726 Sonne Ave Louisville, KY	2.0	1.0	820	$1,095	$1.34	16d	1	1.20mi
1438 Lillian Ave Louisville, KY	2.0	1.0	777	$1,050	$1.35	17d	1	1.31mi
218 W Florence Ave Unit 2 Louisville, KY	1.0	1.0	800	$765	$0.96	3d	1	1.31mi
4604 Southern Pkwy Louisville, KY	1.0	1.0	780	$800	$1.03	3d	1	1.34mi
2716 S 6th St Louisville, KY	1.0	1.0	881	$950	$1.08	16d	1	1.35mi
508 M St Louisville, KY	2.0	1.5	1035	$1,100	$1.06	23d	1	1.36mi

Listing history 22 events

1. 2026-06-09
   days on market $119,998 Active 84 DOM
2. 2026-06-08
   days on market $119,998 Active 83 DOM
3. 2026-06-07
   days on market $119,998 Active 82 DOM
4. 2026-06-03
   days on market $119,998 Active 78 DOM
5. 2026-06-02
   pricedays on market $119,998 Active 77 DOM
6. 2026-06-01
   days on market $124,998 Active 76 DOM
7. 2026-05-31
   days on market $124,998 Active 75 DOM
8. 2026-05-12
   price $124,998
9. 2026-04-21
   price $129,998
10. 2026-03-17
    listed $129,999 Active
11. 2026-01-15
    soldstatus $45,000
12. 2020-10-27
    soldstatus $52,500
13. 2020-10-26
    soldstatus $52,500 Closed 390-char remark

    Show marketing remark (390 chars)

    ***INVESTORS*** Great Location! This home is an opportunity to start or add to a portfolio of one's investment. It is already tenant occupied under a one year lease until 09/31/2020 with a fully fenced yard. Rent has always been $500/month. Home is sold ''As Is''. For investors and anyone looking for a great starter home. Schedule your tour today! Easy to show with little advance notice.

14. 2020-10-22
    status Pending 390-char remark

    Show marketing remark (390 chars)

    ***INVESTORS*** Great Location! This home is an opportunity to start or add to a portfolio of one's investment. It is already tenant occupied under a one year lease until 09/31/2020 with a fully fenced yard. Rent has always been $500/month. Home is sold ''As Is''. For investors and anyone looking for a great starter home. Schedule your tour today! Easy to show with little advance notice.

15. 2020-09-28
    historical Active Under Contract 390-char remark

    Show marketing remark (390 chars)

    ***INVESTORS*** Great Location! This home is an opportunity to start or add to a portfolio of one's investment. It is already tenant occupied under a one year lease until 09/31/2020 with a fully fenced yard. Rent has always been $500/month. Home is sold ''As Is''. For investors and anyone looking for a great starter home. Schedule your tour today! Easy to show with little advance notice.

16. 2020-02-21
    price $59,000 390-char remark

    Show marketing remark (390 chars)

    ***INVESTORS*** Great Location! This home is an opportunity to start or add to a portfolio of one's investment. It is already tenant occupied under a one year lease until 09/31/2020 with a fully fenced yard. Rent has always been $500/month. Home is sold ''As Is''. For investors and anyone looking for a great starter home. Schedule your tour today! Easy to show with little advance notice.

17. 2020-02-21
    listed $64,500 Active 390-char remark

    Show marketing remark (390 chars)

    ***INVESTORS*** Great Location! This home is an opportunity to start or add to a portfolio of one's investment. It is already tenant occupied under a one year lease until 09/31/2020 with a fully fenced yard. Rent has always been $500/month. Home is sold ''As Is''. For investors and anyone looking for a great starter home. Schedule your tour today! Easy to show with little advance notice.

18. 2006-04-27
    historical
19. 2005-10-28
    listed $55,000
20. 2004-06-10
    soldstatus $62,500
21. 2003-05-29
    soldstatus $33,250
22. 2003-03-20
    listed $38,900

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$293/yr (+$24/mo · 39.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $12,004
• − Mortgage interest: −$6,722
• − Property taxes: −$739
• − Insurance: −$600
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,491
• Taxable loss: −$1,468
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $945/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): 20,532
• Household income: $43,725
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 997.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -119.35%
• Current HPI: 227.8248
• Rent YoY: ▲ 5.16%
• 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

+221.3% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $124,998 Metro Search MLS
• 2026-04-21 Price Changed $129,998 Metro Search MLS
• 2026-03-17 Listed $129,999 Metro Search MLS
• 2026-01-15 Sold (Public Records) $45,000 Public Records
• 2020-10-27 Sold (Public Records) $52,500 Public Records
• 2020-10-26 Sold (MLS) $52,500 Metro Search MLS
• 2020-10-22 Pending — Metro Search MLS
• 2020-09-28 Contingent — Metro Search MLS
• 2020-02-21 Listed $64,500 Metro Search MLS
• 2020-02-21 Price Changed $59,000 Metro Search MLS
• 2006-04-27 Listing Removed — Metro Search MLS
• 2005-10-28 Listed $55,000 Metro Search MLS
• 2004-06-10 Sold (Public Records) $62,500 Public Records
• 2003-05-29 Sold (MLS) $33,250 Metro Search MLS
• 2003-03-20 Listed $38,900 Metro Search MLS

Property tax history

+5.6%/yr

Latest (2025): $739 · -1.9% YoY. Source: county tax records.