1154 S Brook St · Louisville, KY 40203

$1

3 bd · 2.0 ba · 2,181 sqft · SingleFamily · 27 Days on market

Built 1893 6,000 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE ONLY REAL ESTATE AUCTION! Bidding end Wednesday, June 24, 7:00pm. Bid @ www. BidKentucky.com This stunning 2-story Federal-style brick home spans 2,181 sq. ft. and is sure to impress. Featuring soaring 12' ceilings, elegant wainscoting, and period lighting fixtures, it also boasts five cast-iron fireplace mantels. Rich woodwork and a natural staircase flow throughout, complemented by shutters on many windows. The side and rear windows have been upgraded to Thermopane for added efficiency. Inside, enjoy the charm of Victorian décor, beautiful original and newer oak flooring, and abundant storage—including a spacious walk-in closet on the second floor. The first floor inc

Key facts

• Soaring 12 ceilings
• Natural staircase
• 6,000 sq ft lot

Tags

• FEDERAL-STYLE BRICK HOME
• SOARING 12 CEILINGS
• NATURAL STAIRCASE
• UPGRADED THERMOPANE WINDOWS
• SPACIOUS WALK-IN CLOSET
• CONVENIENT LAUNDRY ROOM

Property features AI

Finance

• Other: Property listed as an auction; Located in the Old Louisville subdivision
• HOA & community: No association fee

Exterior

• Parking: Two-car garage; Rear entry
• Utilities: Electricity connected; Natural gas available
• Home design: Traditional-style residential property; Two stories; Built in 1893
• Construction: Wood frame and brick construction; Shingle roof; Below-grade unfinished area
• Exterior features: Privacy wood fencing (full); Split rail fencing; Sidewalk; Level lot; Storm sewer; Covenants/restrictions

Interior

• Kitchen: Kitchen on the first floor; Eat-in kitchen
• Bedrooms: Three bedrooms total; Primary bedroom on the second floor; Other bedrooms located on the second floor
• Bathrooms: Two full bathrooms; Full bathroom located on the second floor
• Interior features: Eight total rooms; Nine closets; Unfinished basement; Five fireplaces (two on the first level, three on the second level); Living room on the first floor; Dining room on the first floor (formal); Additional first-floor room (other)
• Laundry & utility: Laundry room on the first floor

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $318,426 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-784 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 3.3% vs local median 5.0% in Louisville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.7%/yr); 114 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,793/mo this rent would consume 70% of the median local household income ($31k/yr) (locally 1603% 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 $2k of loan paydown is wiped out by about $10k 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 27 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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: property tax is 477639.0% of price; built in 1893 — 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 3.34%
• Cash-on-cash: -10.55%
• DSCR: 0.53
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $318,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E Oak St	0.03mi	3/2.5	2,292 (+5%)	8mo	$341,000	$149	81
1274 S Floyd St	0.24mi	3/2.5	2,210 (+1%)	7mo	$400,000	$181	79
413 Camp St	0.33mi	3/3.0	2,130 (-2%)	1mo	$289,900	$136	76
1348 S 1st St	0.32mi	2/1.5 (-1)	2,143 (-2%)	2mo	$307,000	$143	73
1267 S Floyd St	0.25mi	3/2.5	2,403 (+10%)	6mo	$335,000	$139	65
1465 S 1st St	0.61mi	3/2.0	2,090 (-4%)	3mo	$305,000	$146	62
1331 S 2nd St	0.31mi	3/2.0	2,416 (+11%)	6mo	$215,000	$89	62
1310 S Preston St	0.34mi	3/2.5	1,964 (-10%)	12mo	$249,900	$127	56
1472 S 1st St	0.63mi	3/2.0	2,298 (+5%)	9mo	$180,000	$78	54
1438 S Floyd St	0.55mi	3/2.5	1,950 (-11%)	4mo	$360,000	$185	51
1361 S 1st St	0.36mi	3/2.0	1,864 (-14%)	10mo	$370,500	$199	51
618 W Ormsby Ave	0.61mi	3/2.5	1,960 (-10%)	4mo	$325,000	$166	49

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -34.6%
• Equity multiple: -0.12×
• Total profit: $-100,178
• Equity at exit: $47,478

10-year hold

• IRR: -40.3%
• Equity multiple: -0.64×
• Total profit: $-145,894
• Equity at exit: $27,532

Cash invested: $89,159 (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 40203

• Home prices YoY: -13.8%
• Rents YoY: 3.7%
• Active inventory: 114

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,670
• Tax est. 1.5%: −$398 /mo · $4,776/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-784

Break-even live

Break-even rent $2,786

Max offer price $204,981

Occupancy floor —

Sensitivity live

Price	-10% $-564	-5% $-674	+0% $-784	+5% $-894	+10% $-1,004
Rent	-10% $-926	-5% $-855	+0% $-784	+5% $-713	+10% $-642
Rate	-1.0pp $-624	-0.5pp $-703	base $-784	+0.5pp $-867	+1.0pp $-950

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: $79,606
• Closing costs: $9,553
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 E Ormsby Ave Unit 4 Louisville, KY	3.0	1.0	1600	$1,100	$0.69	24d	1	0.25mi
308 E Kentucky St Louisville, KY	2.0	2.0	1650	$1,425	$0.86	24d	1	0.27mi
1100 S 3rd St Louisville, KY	3.0	2.0	2832	$2,500	$0.88	24d	1	0.29mi
1300 S 3rd St #3 Louisville, KY	2.0	1.0	1580	$1,325	$0.84	24d	1	0.34mi
1300 S 3rd St Unit LOFT Louisville, KY	2.0	1.5	2150	$1,580	$0.73	24d	1	0.34mi
1382 S 1st St Unit 1382-10 Carriage House Louisville, KY	3.0	2.0	1500	$1,900	$1.27	4d	1	0.41mi
1375 S 1st St Louisville, KY	4.0	3.0	2470	$2,400	$0.97	24d	1	0.42mi
1329 S Preston St Louisville, KY	4.0	1.0	1413	$1,650	$1.17	16d	1	0.42mi
1390 S 1st St Unit 1390-1 Louisville, KY	2.0	1.0	1450	$1,350	$0.93	15d	1	0.43mi
925 S Jackson St Louisville, KY	4.0	2.0	1800	$2,200	$1.22	20d	1	0.53mi
638 E Ormsby Ave Louisville, KY	3.0	2.0	1552	$1,775	$1.14	4d	1	0.62mi
1479 S 4th St Unit 2A Louisville, KY	2.0	1.0	2400	$2,200	$0.92	16d	1	0.72mi
725 E Breckinridge St Unit 1028894P Louisville, KY	3.0	2.0	1743	$5,012	$2.88	12d	1	0.78mi
638 S 2nd St #1 Louisville, KY	2.0	2.5	1815	$2,900	$1.60	16d	1	0.86mi
914 Ash St Louisville, KY	3.0	2.5	1520	$2,500	$1.64	17d	1	0.98mi
914 Ash St Louisville, KY	3.0	2.5	1520	$2,500	$1.64	11d	1	0.98mi
555 S 4th St Louisville, KY	3.0	1.0–2.0	1037	$2,786	$2.69	2d	22	1.01mi
831 E Burnett Ave Louisville, KY	3.0	2.0	1400	$1,700	$1.21	3d	1	1.03mi
1014 Goss Ave Louisville, KY	3.0	2.0	1534	$1,650	$1.08	3d	1	1.11mi
1046 Charles St Louisville, KY	3.0	1.0	1400	$2,200	$1.57	16d	1	1.17mi
829 E Chestnut St Louisville, KY	4.0	3.5	2268	$3,300	$1.46	11d	1	1.21mi
717 Lynn St Louisville, KY	2.0	2.0	1796	$2,400	$1.34	24d	1	1.27mi
2125 Crittenden Dr Louisville, KY	3.0	2.0	1450	$1,800	$1.24	17d	1	1.29mi
309 E Market St #313 Louisville, KY	2.0	2.0	1468	$3,200	$2.18	4d	1	1.40mi
980 W Liberty St Louisville, KY	1.0–3.0	1.0–1.5	1026	$1,535	$1.50	24d	133	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $1 Active 27 DOM
2. 2026-06-17
   days on market $1 Active 26 DOM
3. 2026-06-16
   days on market $1 Active 25 DOM
4. 2026-06-15
   days on market $1 Active 24 DOM
5. 2026-06-13
   days on market $1 Active 22 DOM
6. 2026-06-10
   days on market $1 Active 19 DOM
7. 2026-06-09
   days on market $1 Active 18 DOM
8. 2026-06-08
   days on market $1 Active 17 DOM
9. 2026-06-07
   days on market $1 Active 16 DOM
10. 2026-06-03
    days on market $1 Active 12 DOM
11. 2026-06-02
    days on market $1 Active 11 DOM
12. 2026-06-01
    days on market $1 Active 10 DOM
13. 2026-05-31
    days on market $1 Active 9 DOM
14. 2026-05-22
    listed $1 Active
15. 2008-01-11
    historical
16. 2007-09-28
    listed $225,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,518
• − Mortgage interest: −$17,837
• − Property taxes: −$4,776
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$9,263
• Taxable loss: −$15,394
• Est. tax savings @ 24.0%: +$3,695
• After-tax cash flow: $-5,713/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): 17,742
• Household income: $30,794
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 1603.0

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 0.56)
• Race & ethnicity: Black 49% White 44% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -64.74%
• Current HPI: 405.1872
• Rent YoY: ▲ 3.73%
• 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

3 events — show timeline

• 2026-05-22 Listed $1 Metro Search MLS
• 2008-01-11 Listing Removed — Metro Search MLS
• 2007-09-28 Listed $225,000 Metro Search MLS

Property tax history

+5.0%/yr

Latest (2025): $1,682 · -3.8% YoY. Source: county tax records.