3802 W Muhammad Ali Blvd · Louisville, KY 40212

$79,999

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 1 Days on market

Built 1925 3,920 sqft lot Est $80k · at est.

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.3/15.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

2 Bedroom/1 Bath -Perfect to add to your portfolio or as a starter home. Previously a rental ($723 per month) Full unfinished basement. There is another room upstairs that needs to be rehabbed- it is open to see.

Key facts

• New flooring
• New roof
• 3,920 sq ft lot

Tags

• NEW ROOF
• NEW FLOORING

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No on-property parking
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family bungalow; One story
• Construction: Built in 1925; Vinyl siding exterior; Shingle roof; Poured concrete foundation; 1,008 above-grade finished area; 432 below-grade unfinished
• Exterior features: Sidewalk along the lot; No fencing reported

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; Two first-floor bedrooms
• Bathrooms: One full bathroom on the first floor
• Interior features: Five total rooms; Unfinished walkout basement
• Laundry & utility: Laundry room in the basement; No first-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• 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 flat; 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 36% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($553 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 + 0.5% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $44k; list at $80k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $79,999

Questions for the listing agent

1. Built in 1925 — 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: 1.35% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $79,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3425 Vermont Ave	0.24mi	2/1.0	912 (-10%)	4mo	$36,500	$40	70
131 S 38th St	0.35mi	2/1.0	1,030 (+2%)	12mo	$81,000	$79	70
4215 W Muhammad Ali Blvd	0.49mi	2/1.0	1,006 (-0%)	10mo	$120,000	$119	69
3226 W Jefferson St	0.42mi	2/1.0	920 (-9%)	6mo	$48,000	$52	60
722 S 37th St	0.55mi	2/1.0	1,092 (+8%)	4mo	$46,000	$42	57
212 N 37th St	0.63mi	3/1.0 (+1)	1,036 (+3%)	8mo	$121,000	$117	55
3446 W Jefferson St	0.27mi	1/1.0 (-1)	874 (-13%)	12mo	$78,000	$89	51
100 Boston Ct	0.57mi	3/1.0 (+1)	1,080 (+7%)	9mo	$35,000	$32	49
610 S 35th St	0.29mi	3/1.0 (+1)	1,152 (+14%)	13mo	$155,000	$135	47
117 N 34th St	0.53mi	3/1.0 (+1)	1,130 (+12%)	4mo	$34,000	$30	47
210 N 35th St	0.55mi	3/1.0 (+1)	1,119 (+11%)	7mo	$100,000	$89	45
715 Hazel St	0.73mi	2/1.0	936 (-7%)	12mo	$55,000	$59	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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.84×
• Total profit: $63,559
• Equity at exit: $72,069

10-year hold

• IRR: 31.2%
• Equity multiple: 8.34×
• Total profit: $164,481
• Equity at exit: $155,420

Cash invested: $22,400 (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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 140
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$420
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $356

Break-even live

Break-even rent $632

Max offer price $79,999

Occupancy floor 62%

Sensitivity live

Price	-10% $401	-5% $378	+0% $356	+5% $333	+10% $310
Rent	-10% $270	-5% $313	+0% $356	+5% $398	+10% $441
Rate	-1.0pp $396	-0.5pp $376	base $356	+0.5pp $335	+1.0pp $314

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	20d	1	0.15mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	3d	1	0.27mi
4020 Larkwood Ave Louisville, KY	1.0	1.0	1446	$785	$0.54	24d	1	0.27mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	16d	1	0.28mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	24d	1	0.29mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	24d	1	0.34mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	24d	1	0.35mi
110 Hansbrough Pl Unit 101 Louisville, KY	2.0	1.0	924	$1,080	$1.17	24d	1	0.37mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	19d	1	0.40mi
644 S 40th St Louisville, KY	2.0	1.0	1200	$1,500	$1.25	3d	1	0.41mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	16d	1	0.41mi
4141 W Market St Unit 1 Louisville, KY	2.0	1.0	771	$925	$1.20	3d	1	0.50mi
127 Boston Ct Louisville, KY	2.0	1.0	725	$1,100	$1.52	24d	1	0.51mi
4143 W Market St Unit 2 Louisville, KY	2.0	1.0	700	$850	$1.21	24d	1	0.52mi
106 N 40th St Louisville, KY	3.0	1.0	1325	$1,220	$0.92	3d	1	0.54mi
127 N 40th St Louisville, KY	3.0	2.0	1500	$1,570	$1.05	3d	1	0.57mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	0.58mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	24d	1	0.58mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	0.59mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	24d	1	0.66mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	24d	1	0.66mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	3d	1	0.66mi
219 N 37th St Louisville, KY	2.0	1.0	700	$1,150	$1.64	24d	1	0.66mi
320 N 36th St Louisville, KY	3.0	1.0	830	$1,225	$1.48	16d	1	0.68mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	3d	1	0.69mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	11d	1	0.70mi
313 N 42nd St Louisville, KY	3.0	1.0	900	$1,250	$1.39	3d	1	0.73mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	0.73mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	16d	1	0.73mi
3901 Jewell Ave Louisville, KY	3.0	1.0	1069	$1,140	$1.07	20d	1	0.75mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	24d	1	0.76mi
836 S 41st St Louisville, KY	3.0	1.0	1300	$1,300	$1.00	19d	1	0.78mi
3910 Garfield Ave Louisville, KY	2.0	1.0	872	$1,035	$1.19	3d	1	0.79mi
112 S 46th St Louisville, KY	3.0	1.0	902	$1,200	$1.33	24d	1	0.81mi
2927 Rowan St Louisville, KY	3.0	1.0	1008	$1,205	$1.20	12d	1	0.82mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	24d	1	0.83mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	3d	1	0.88mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	0.94mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	24d	1	0.95mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	17d	1	0.95mi

Listing history 2 events

1. 2026-06-17
   remarks 593-char remark
2. 2026-06-17
   listed $79,999 Active 1 DOM

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$127/yr (+$11/mo · 22.7%)

ⓘ 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 (shaded) · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,991
• − Mortgage interest: −$4,481
• − Property taxes: −$561
• − Insurance: −$400
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,327
• Taxable income: $3,143
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,513/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): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

+475.5% since first listed

17 events — show timeline

• 2026-06-17 Listed $79,999 Metro Search MLS
• 2023-01-30 Sold (MLS) $44,420 Metro Search MLS
• 2022-12-09 Pending — Metro Search MLS
• 2022-12-06 Relisted — Metro Search MLS
• 2022-11-14 Pending — Metro Search MLS
• 2022-09-13 Listed $40,000 Metro Search MLS
• 2018-08-24 Sold (MLS) $22,500 Metro Search MLS
• 2018-08-20 Pending — Metro Search MLS
• 2018-07-02 Relisted — Metro Search MLS
• 2018-07-02 Price Changed $25,000 Metro Search MLS
• 2018-06-30 Listing Removed — Metro Search MLS
• 2017-11-10 Relisted — Metro Search MLS
• 2017-11-10 Price Changed $27,000 Metro Search MLS
• 2017-10-04 Contingent — Metro Search MLS
• 2017-09-11 Listed $35,000 Metro Search MLS
• 2014-11-10 Sold (MLS) $13,900 Metro Search MLS
• 2014-10-09 Listed $13,900 Metro Search MLS

Property tax history

+4.2%/yr

Latest (2025): $561 · -1.9% YoY. Source: county tax records.