1810 W Chestnut St · Louisville, KY 40203

$99,900

3 bd · 2.5 ba · 1,607 sqft · SingleFamily · 23 Days on market

Built 2002 0.26 ac lot Est $157k · 37% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity, space, and potential all come together at this charming two-story brick home in Louisville! Featuring a functional layout and plenty of room to make it your own, this property is ready for your personal touches and creative vision. The main level offers a comfortable living room, kitchen with dining area or optional den space, and a convenient half bath. Upstairs you'll find 3 bedrooms, 2 full baths, and the utility area for added convenience. Situated on a spacious lot, the home also includes a covered front porch, deck, storage building, and central heat and air. Don't miss your chance to make this property your own — call today to schedule your showing! All informatio

Key facts

• Covered front porch
• Central heat and air
• Storage building

Tags

• TWO STORY BRICK HOME
• FUNCTIONAL LAYOUT
• COVERED FRONT PORCH
• DECK
• STORAGE BUILDING
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Subdivision: RUSSELL
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Traditional-style single-family home; 2 stories; Entry level on the first floor
• Construction: Built in 2002; Brick construction; Shingle roof; Concrete block foundation
• Exterior features: Corner lot; Lot dimensions approximately 56 x 200

Interior

• Kitchen: Kitchen on the first floor; First-floor dining area adjacent to the kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom on the second floor; All bedrooms located on the second floor
• Bathrooms: 2 full bathrooms (both on the second floor); 1 half bathroom on the first floor
• Heating & cooling: Heat pump for heating; Heat pump for cooling; One HVAC unit
• Interior features: Total of 10 rooms; No basement; Living room on the first floor; Dining area on the first floor
• Laundry & utility: Laundry room on the second floor; First-floor laundry not available

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+3.7%/yr); 114 active listings in the ZIP; 39 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).
• At $1,323/mo this rent would consume 52% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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

• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $157,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1828 Magazine St	0.10mi	3/2.5	1,548 (-4%)	17mo	$170,000	$110	75
1825 W Muhammad Ali Blvd	0.19mi	3/2.5	1,817 (+13%)	6mo	$195,000	$107	64
2223 Cedar St	0.48mi	4/3.0 (+1)	1,564 (-3%)	12mo	$190,000	$121	56
2010 W Market St	0.47mi	3/2.0	1,376 (-14%)	4mo	$135,000	$98	49
218 S 25th St	0.74mi	3/2.0	1,523 (-5%)	10mo	$130,000	$85	46
207 N 19th St	0.66mi	3/1.0	1,464 (-9%)	7mo	$60,000	$41	43
852 Humler St	0.68mi	4/1.0 (+1)	1,620 (+1%)	16mo	$70,000	$43	42
1830 W Kentucky St	0.72mi	3/2.0	1,487 (-8%)	19mo	$145,000	$98	36
2200 Date St	0.72mi	4/1.0 (+1)	1,583 (-2%)	20mo	$145,000	$92	36
1618 W Breckenridge St	0.52mi	4/1.0 (+1)	1,415 (-12%)	13mo	$140,000	$99	34
1834 W Kentucky St	0.72mi	2/1.0 (-1)	1,848 (+15%)	4mo	$63,000	$34	27
2243 Date St	0.75mi	2/1.0 (-1)	1,391 (-13%)	14mo	$65,000	$47	20

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $8,822
• Equity at exit: $14,895

10-year hold

• IRR: 17.9%
• Equity multiple: 2.53×
• Total profit: $42,719
• Equity at exit: $8,638

Cash invested: $27,972 (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
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$524
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $377

Break-even live

Break-even rent $845

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	10d	1	0.06mi
2319 W Muhammad Ali Blvd Louisville, KY	4.0	1.0	1644	$1,300	$0.79	16d	1	0.51mi
1723 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	1200	$1,300	$1.08	23d	1	0.61mi
430 S 24th St Louisville, KY	3.0	1.5	1288	$1,400	$1.09	23d	1	0.61mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	23d	1	0.62mi
120 N 20th St Louisville, KY	3.0	1.5	1300	$1,400	$1.08	23d	1	0.66mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.68mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	23d	1	0.78mi
2508 W Main St Louisville, KY	3.0	1.0	1327	$1,500	$1.13	23d	1	0.83mi
980 W Liberty St Louisville, KY	1.0–3.0	1.0–1.5	1026	$1,535	$1.50	23d	133	0.84mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	23d	1	0.86mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.89mi
409 N 20th St Louisville, KY	3.0	1.0	1200	$1,050	$0.88	3d	1	0.89mi
2529 W Main St #2 Louisville, KY	3.0	1.0	1404	$1,200	$0.85	23d	1	0.90mi
212 N 25th St Louisville, KY	3.0	1.0	1104	$895	$0.81	23d	1	0.92mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	23d	1	0.93mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.93mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	23d	1	1.00mi
1919 Baird St Louisville, KY	3.0	1.0	1500	$1,100	$0.73	16d	1	1.04mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	1.08mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	1.16mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	1.16mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	23d	1	1.17mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	23d	1	1.17mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	1.21mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	1.24mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	2d	1	1.28mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	23d	1	1.29mi
353 N 27th St Louisville, KY	2.0	1.0	1100	$1,100	$1.00	23d	1	1.32mi
800 S 4th St Louisville, KY	2.0	1.0–2.0	837	$1,467	$1.75	1d	18	1.33mi
555 S 4th St Louisville, KY	3.0	1.0–2.0	1037	$2,786	$2.69	1d	22	1.35mi
737 S 33rd St Louisville, KY	4.0	1.0	1356	$1,595	$1.18	23d	1	1.38mi
657 S 3rd St Louisville, KY	1.0–2.0	1.0–2.0	933	$1,275	$1.37	1d	42	1.41mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	1.42mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	23d	1	1.43mi
517 Saint Catherine St #2 Louisville, KY	3.0	1.0	1237	$1,200	$0.97	23d	1	1.44mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	1.46mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	1.47mi
638 S 2nd St #1 Louisville, KY	2.0	2.5	1815	$2,900	$1.60	16d	1	1.47mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $99,900 Pending 23 DOM
2. 2026-06-07
   days on market $99,900 Active 22 DOM
3. 2026-06-03
   days on market $99,900 Active 18 DOM
4. 2026-06-02
   days on market $99,900 Active 17 DOM
5. 2026-06-01
   days on market $99,900 Active 16 DOM
6. 2026-05-31
   days on market $99,900 Active 15 DOM
7. 2026-05-16
   listed $99,900 Active
8. 2004-08-23
   soldstatus $108,515
9. 2003-06-30
   historical
10. 2003-02-11
    listed $105,000

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,874
• − Mortgage interest: −$5,596
• − Property taxes: −$1,228
• − Insurance: −$500
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$2,906
• Taxable income: $3,105
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,782/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

-4.9% since first listed

4 events — show timeline

• 2026-05-16 Listed $99,900 Metro Search MLS
• 2004-08-23 Sold (Public Records) $108,515 Public Records
• 2003-06-30 Listing Removed — Metro Search MLS
• 2003-02-11 Listed $105,000 Metro Search MLS

Property tax history

+4.3%/yr

Latest (2025): $1,228 · -1.9% YoY. Source: county tax records.