1821 Date St · Louisville, KY 40210

$85,000

3 bd · 1.0 ba · 1,222 sqft · SingleFamily · 26 Days on market

Built 1912 4,051 sqft lot Est $132k · 36% 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 +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• 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

Doesn't seem like there is a lot to do to get in or to get a renter into this property. Property is being sold in as is condition. Nice solid 3 bedroom home, full basement and a floored attic that could be used as additional living space or storage. Call for your appointment today!

Key facts

• 4,051 sq ft lot
• Parking
• Built 1912

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available; 1 cooling unit
• Home design: Single-family residence; Shotgun/other architectural style; 1 story
• Construction: Built in 1912; Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Partial chain-link fencing

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms, all on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 1 HVAC unit
• Interior features: Cellar basement; 4 closets; 6 total rooms; Living room on the first floor; Eat-in kitchen on the first floor; First-floor laundry
• Laundry & utility: Laundry located on the first floor

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$131,976) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 ($588 loan paydown + $8k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $131,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Greenwood Ave	0.41mi	2/1.0 (-1)	1,228 (+0%)	3mo	$80,000	$65	73
1705 1/2 Hale Ave	0.34mi	3/2.0	1,257 (+3%)	4mo	$58,000	$46	72
1532 W Breckinridge St	0.39mi	3/1.0	1,142 (-6%)	3mo	$120,000	$105	68
1812 Wilson Ave	0.60mi	3/1.5	1,248 (+2%)	1mo	$135,000	$108	66
720 S 24th St	0.50mi	3/1.5	1,254 (+3%)	7mo	$155,000	$124	64
101 Saunders	0.36mi	2/2.0 (-1)	1,148 (-6%)	5mo	$145,000	$126	60
2102 Magazine St	0.53mi	2/1.0 (-1)	1,148 (-6%)	3mo	$42,500	$37	58
865 S 26th St	0.53mi	3/1.0	1,371 (+12%)	3mo	$51,999	$38	53
1628 Dumesnil St	0.53mi	4/1.5 (+1)	1,123 (-8%)	7mo	$125,000	$111	49
2425 Elliott Ave	0.64mi	3/2.0	1,325 (+8%)	5mo	$145,000	$109	48
629 S 19th St	0.55mi	3/2.5	1,358 (+11%)	4mo	$159,900	$118	47
1712 Saint Louis Ave	0.72mi	2/1.0 (-1)	1,072 (-12%)	4mo	$45,000	$42	37

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: 42.8%
• Equity multiple: 4.34×
• Total profit: $79,486
• Equity at exit: $76,575

10-year hold

• IRR: 38.9%
• Equity multiple: 10.62×
• Total profit: $228,888
• Equity at exit: $165,136

Cash invested: $23,800 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 91
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $421

Break-even live

Break-even rent $682

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.10mi
1723 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.17mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	24d	1	0.23mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	24d	1	0.29mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.34mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.35mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	24d	1	0.39mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	24d	1	0.41mi
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	10d	1	0.54mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.57mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	17d	1	0.58mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.61mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	24d	1	0.61mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	24d	1	0.61mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.62mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.65mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	24d	1	0.65mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	0.66mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	0.67mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.69mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	0.70mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.71mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.72mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.72mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.72mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	16d	1	0.72mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	24d	1	0.74mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	21d	1	0.75mi
2221 W Madison St Louisville, KY	3.0	1.0	1000	$1,350	$1.35	24d	1	0.75mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	0.79mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	24d	1	0.80mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	0.80mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	24d	1	0.82mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	0.83mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.85mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.87mi
430 S 24th St Louisville, KY	3.0	1.5	1288	$1,400	$1.09	24d	1	0.93mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.94mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	24d	1	0.95mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	24d	1	0.95mi

Listing history 10 events

1. 2026-05-15
   historical Active Under Contract
2. 2026-04-30
   listed $85,000 Active
3. 2025-02-08
   historical $1,250
4. 2024-12-13
   listed $1,250
5. 2022-07-01
   soldstatus $55,000
6. 2017-05-04
   soldstatus $17,500 Closed 284-char remark

   Show marketing remark (284 chars)

   Doesn't seem like there is a lot to do to get in or to get a renter into this property. Property is being sold in as is condition. Nice solid 3 bedroom home, full basement and a floored attic that could be used as additional living space or storage. Call for your appointment today!

7. 2017-04-28
   status Pending 284-char remark

   Show marketing remark (284 chars)

   Doesn't seem like there is a lot to do to get in or to get a renter into this property. Property is being sold in as is condition. Nice solid 3 bedroom home, full basement and a floored attic that could be used as additional living space or storage. Call for your appointment today!

8. 2017-03-01
   listed $28,800 Active 284-char remark

   Show marketing remark (284 chars)

   Doesn't seem like there is a lot to do to get in or to get a renter into this property. Property is being sold in as is condition. Nice solid 3 bedroom home, full basement and a floored attic that could be used as additional living space or storage. Call for your appointment today!

9. 2017-03-01
   price $24,800 284-char remark

   Show marketing remark (284 chars)

   Doesn't seem like there is a lot to do to get in or to get a renter into this property. Property is being sold in as is condition. Nice solid 3 bedroom home, full basement and a floored attic that could be used as additional living space or storage. Call for your appointment today!

10. 2017-03-01
    price $21,800 284-char remark

    Show marketing remark (284 chars)

    Doesn't seem like there is a lot to do to get in or to get a renter into this property. Property is being sold in as is condition. Nice solid 3 bedroom home, full basement and a floored attic that could be used as additional living space or storage. Call for your appointment today!

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$38/yr (+$3/mo · 5.5%)

ⓘ 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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,574
• − Mortgage interest: −$4,761
• − Property taxes: −$693
• − Insurance: −$425
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,473
• Taxable income: $3,890
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,113/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

+242.7% since first listed

10 events — show timeline

• 2026-05-15 Contingent — Metro Search MLS
• 2026-04-30 Listed $85,000 Metro Search MLS
• 2025-02-08 Rental Removed $1,250 BUILDIUM
• 2024-12-13 Listed for Rent $1,250 BUILDIUM
• 2022-07-01 Sold (Public Records) $55,000 Public Records
• 2017-05-04 Sold (MLS) $17,500 Metro Search MLS
• 2017-04-28 Pending — Metro Search MLS
• 2017-03-01 Listed $28,800 Metro Search MLS
• 2017-03-01 Price Changed $21,800 Metro Search MLS
• 2017-03-01 Price Changed $24,800 Metro Search MLS

Property tax history

+6.4%/yr

Latest (2025): $693 · -1.9% YoY. Source: county tax records.