4143 W Market St · Louisville, KY 40212

$175,000

4 bd · 2.0 ba · 1,663 sqft · MultiFamily · 58 Days on market

Built 1912 4,966 sqft lot Est $133k · 32% over

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor's Dream! This well-maintained duplex features two spacious 2-bedroom, 1-bath units, each offering comfortable living. Both units have received thoughtful modern updates while maintaining their classic charm, creating a warm and welcoming feel for tenants. Each unit boasts convenient living spaces, efficient kitchens, and ample closets. The property has been fully rented with reliable, long-term tenants, providing immediate income for the next owner. Perfect for investors looking to expand their portfolio seeking a turn key opportunity, this duplex delivers strong rental history, minimal upkeep, and consistent cash flow. Schedule a showing today, 72!hr notice required and see the po

Key facts

• Modern updates
• Ample closets
• Efficient kitchens

Tags

• MODERN UPDATES
• EFFICIENT KITCHENS
• AMPLE CLOSETS
• STRONG RENTAL HISTORY
• CONSISTENT CASH FLOW

Property features AI

Finance

• Financial info: Owner pays water, sewer and trash; tenants pay electric and gas; Separate utility meters for units; First-level unit rent reported as $920; second-level unit rent reported as $800
• HOA & community: No association fee

Exterior

• Parking: 2 parking spaces (not covered)
• Utilities: Electricity connected
• Home design: Duplex; Built in 1912
• Construction: Vinyl siding and wood frame construction; Composition/shingle roof; Built 1912
• Exterior features: Sidewalks; No additional exterior features listed

Interior

• Kitchen: Kitchen in each unit; Each unit includes a range and refrigerator
• Bedrooms: 4 total bedrooms (2 on the 1st level, 2 on the 2nd level)
• Bathrooms: 2 full bathrooms (1 on the 1st level, 1 on the 2nd level)
• Heating & cooling: Forced air heating; Central air conditioning; One furnace
• Interior features: Duplex with separate meters; No basement
• Laundry & utility: Tenant pays electricity and gas; Owner pays water, sewer and trash removal

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,021/mo this rent would consume 68% of the median local household income ($36k/yr) (locally 1148% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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: 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $133,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4217 W Market St	0.08mi	4/2.0	1,536 (-8%)	9mo	$123,000	$80	76

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: 31.1%
• Equity multiple: 3.41×
• Total profit: $118,262
• Equity at exit: $157,654

10-year hold

• IRR: 26.1%
• Equity multiple: 7.48×
• Total profit: $317,285
• Equity at exit: $339,987

Cash invested: $49,000 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$918
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $438

Break-even live

Break-even rent $1,467

Max offer price $175,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,020
Total (2 units)			$2,021

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	19d	1	0.13mi
106 N 40th St Louisville, KY	3.0	1.0	1325	$1,220	$0.92	3d	1	0.21mi
127 N 40th St Louisville, KY	3.0	2.0	1500	$1,570	$1.05	3d	1	0.26mi
4129 W Muhammad Ali Blvd Louisville, KY	4.0	2.0	1224	$1,500	$1.23	1d	1	0.35mi
3901 Jewell Ave Louisville, KY	3.0	1.0	1069	$1,140	$1.07	20d	1	0.43mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	20d	1	0.54mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	16d	1	0.64mi
627 S 38th St Louisville, KY	4.0	1.0	1300	$1,349	$1.04	16d	1	0.65mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	23d	1	0.80mi
3909 W Broadway Louisville, KY	5.0	2.0	2000	$1,745	$0.87	16d	1	0.86mi
722 S 40th St Unit NA Louisville, KY	4.0	2.5	1556	$1,700	$1.09	3d	1	0.95mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	16d	1	0.96mi
803 Cecil Ave Louisville, KY	4.0	1.0	1165	$1,449	$1.24	10d	1	1.04mi
836 S 41st St Louisville, KY	3.0	1.0	1300	$1,300	$1.00	19d	1	1.11mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	3d	1	1.11mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	23d	1	1.14mi
737 S 33rd St Louisville, KY	4.0	1.0	1356	$1,595	$1.18	23d	1	1.16mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	1.22mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	2d	1	1.34mi
205 N 26th St Louisville, KY	5.0	2.0	1538	$1,700	$1.11	23d	1	1.35mi
2529 W Main St #2 Louisville, KY	3.0	1.0	1404	$1,200	$0.85	23d	1	1.39mi
2508 W Main St Louisville, KY	3.0	1.0	1327	$1,500	$1.13	23d	1	1.44mi
4221 Sunset Ave Louisville, KY	3.0	1.0	1075	$1,199	$1.12	23d	1	1.44mi
4220 Sunset Ave Louisville, KY	5.0	1.5	1464	$1,950	$1.33	1d	1	1.46mi
212 N 25th St Louisville, KY	3.0	1.0	1104	$895	$0.81	23d	1	1.46mi
2906 Montgomery St Unit B Louisville, KY	3.0	1.0	1152	$1,060	$0.92	23d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 58 DOM
2. 2026-06-17
   days on market $175,000 Active 57 DOM
3. 2026-06-16
   days on market $175,000 Active 56 DOM
4. 2026-06-15
   days on market $175,000 Active 55 DOM
5. 2026-06-13
   days on market $175,000 Active 53 DOM
6. 2026-06-10
   days on market $175,000 Active 50 DOM
7. 2026-06-09
   days on market $175,000 Active 49 DOM
8. 2026-06-08
   days on market $175,000 Active 48 DOM
9. 2026-06-07
   days on market $175,000 Active 47 DOM
10. 2026-06-03
    days on market $175,000 Active 43 DOM
11. 2026-06-02
    days on market $175,000 Active 42 DOM
12. 2026-06-01
    days on market $175,000 Active 41 DOM
13. 2026-05-31
    days on market $175,000 Active 40 DOM
14. 2026-04-21
    listed $175,000 Active
15. 2026-03-27
    price $175,000
16. 2026-01-14
    price $189,000
17. 2025-12-03
    price $190,000
18. 2023-04-20
    soldstatus $160,000 Closed
19. 2023-01-27
    status Pending
20. 2023-01-11
    listed $170,000 Active
21. 2022-12-20
    historical
22. 2022-09-06
    status Active
23. 2022-09-06
    price $165,000
24. 2022-09-05
    historical
25. 2022-07-20
    price $184,000
26. 2022-07-20
    listed $199,000 Active
27. 2009-09-04
    historical
28. 2009-03-09
    listed $39,900
29. 2009-02-26
    historical
30. 2008-12-10
    listed $39,900
31. 2008-09-12
    historical
32. 2008-06-18
    listed $59,900

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,252
• − Mortgage interest: −$9,803
• − Property taxes: −$2,016
• − Insurance: −$875
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,091
• Taxable income: $2,587
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $4,635/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

+192.2% since first listed

19 events — show timeline

• 2026-04-21 Listed $175,000 Metro Search MLS
• 2026-03-27 Price Changed $175,000 Metro Search MLS
• 2026-01-14 Price Changed $189,000 Metro Search MLS
• 2025-12-03 Price Changed $190,000 Metro Search MLS
• 2023-04-20 Sold (MLS) $160,000 Metro Search MLS
• 2023-01-27 Pending — Metro Search MLS
• 2023-01-11 Listed $170,000 Metro Search MLS
• 2022-12-20 Listing Removed — Metro Search MLS
• 2022-09-06 Relisted — Metro Search MLS
• 2022-09-06 Price Changed $165,000 Metro Search MLS
• 2022-09-05 Listing Removed — Metro Search MLS
• 2022-07-20 Listed $199,000 Metro Search MLS
• 2022-07-20 Price Changed $184,000 Metro Search MLS
• 2009-09-04 Listing Removed — Metro Search MLS
• 2009-03-09 Listed $39,900 Metro Search MLS
• 2009-02-26 Listing Removed — Metro Search MLS
• 2008-12-10 Listed $39,900 Metro Search MLS
• 2008-09-12 Listing Removed — Metro Search MLS
• 2008-06-18 Listed $59,900 Metro Search MLS

Property tax history

+7.5%/yr

Latest (2025): $2,016 · -1.9% YoY. Source: county tax records.