402 S 26th St · Louisville, KY 40212

$65,000

3 bd · 2.0 ba · 1,005 sqft · SingleFamily · 41 Days on market

Built 2000 3,027 sqft lot Est $69k · 6% 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 +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This 3-bedroom, 2 full bath two-story home at 402 S 26th St offers a flexible layout with plenty of space for a variety of needs. The home features multiple living areas and a kitchen with room for updates, allowing you to customize the space to your preference. All bedrooms provide practical space and natural light, while the layout supports both everyday living and future improvements. Sold as is, this property presents an opportunity to bring your vision to life. Sellers preferred title is BCHH, Inc. Please allow 2 business days for response to your offer.

Key facts

• 3,027 sq ft lot
• Built 2000
• Listed 41 days

Property features AI

Finance

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

Exterior

• Utilities: Utilities: Other; Heating available
• Home design: Single-family residence; Two stories; Other architectural style
• Construction: Built in 2000; Shingle roof; Above-grade finished area reported (1,005)
• Exterior features: Chain link fencing; Lot approximately 0.07 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; One bedroom on the first floor; Two bedrooms on the second floor
• Bathrooms: Two full bathrooms; Full bathrooms located on the second floor
• Interior features: Seven total rooms; No basement
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 flat; 140 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).
• This rent runs 37% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 41 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y 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.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $69,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 W Madison St	0.22mi	3/1.5	1,080 (+8%)	1mo	$74,000	$69	74
2831 W Madison St	0.29mi	2/1.0 (-1)	937 (-7%)	1mo	$108,000	$115	65
2321 W Market St	0.32mi	3/1.0	1,138 (+13%)	1mo	$110,000	$97	58
637 S 27th St	0.39mi	3/1.0	1,110 (+10%)	7mo	$40,000	$36	54
2722 Slevin St	0.62mi	2/1.0 (-1)	984 (-2%)	5mo	$65,000	$66	54
2338 W Madison St	0.30mi	4/1.0 (+1)	1,136 (+13%)	1mo	$125,000	$110	54
2214 Cedar St	0.36mi	2/1.0 (-1)	886 (-12%)	4mo	$46,000	$52	51
212 N 20th St	0.69mi	2/1.0 (-1)	987 (-2%)	7mo	$64,500	$65	50
2647 Alford Ave	0.57mi	3/1.0	1,117 (+11%)	8mo	$119,900	$107	44
3226 W Jefferson St	0.64mi	2/1.0 (-1)	920 (-8%)	6mo	$48,000	$52	42
2102 Magazine St	0.62mi	2/1.0 (-1)	1,148 (+14%)	3mo	$42,500	$37	36
331 N 23rd St	0.61mi	2/1.0 (-1)	855 (-15%)	4mo	$105,000	$123	34

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: 44.3%
• Equity multiple: 4.30×
• Total profit: $60,052
• Equity at exit: $58,557

10-year hold

• IRR: 37.3%
• Equity multiple: 9.26×
• Total profit: $150,396
• Equity at exit: $126,281

Cash invested: $18,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$341
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $429

Break-even live

Break-even rent $568

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Cedar St Louisville, KY	3.0	1.0	1000	$1,000	$1.00	23d	1	0.06mi
2614 W Jefferson St Unit 2614-4 Louisville, KY	2.0	1.0	740	$795	$1.07	23d	1	0.07mi
430 S 24th St Louisville, KY	3.0	1.5	1288	$1,400	$1.09	23d	1	0.16mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	17d	1	0.20mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	23d	1	0.20mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	23d	1	0.20mi
2508 W Main St Louisville, KY	3.0	1.0	1327	$1,500	$1.13	23d	1	0.26mi
2529 W Main St #2 Louisville, KY	3.0	1.0	1404	$1,200	$0.85	23d	1	0.28mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	23d	1	0.35mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	21d	1	0.38mi
2221 W Madison St Louisville, KY	3.0	1.0	1000	$1,350	$1.35	23d	1	0.38mi
212 N 25th St Louisville, KY	3.0	1.0	1104	$895	$0.81	23d	1	0.40mi
214 N 24th St Louisville, KY	3.0	1.5	1012	$915	$0.90	23d	1	0.44mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	23d	1	0.46mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	0.49mi
2132 Rowan St Louisville, KY	1.0–2.0	1.0–2.0	875	$928	$1.06	3d	4	0.52mi
2927 Rowan St Louisville, KY	3.0	1.0	1008	$1,205	$1.20	11d	1	0.54mi
322 N 24th St Louisville, KY	2.0	1.0	950	$1,100	$1.16	16d	1	0.55mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	16d	1	0.57mi
2433 Slevin St Unit 2433-2 Louisville, KY	3.0	1.0	800	$875	$1.09	3d	1	0.59mi
331 N 23rd St Louisville, KY	2.0	1.0	855	$1,150	$1.35	17d	1	0.61mi
120 N 20th St Louisville, KY	3.0	1.5	1300	$1,400	$1.08	23d	1	0.64mi
2925 Slevin St Louisville, KY	2.0	1.0	896	$775	$0.86	3d	1	0.73mi
353 N 27th St Louisville, KY	2.0	1.0	1100	$1,100	$1.00	23d	1	0.75mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	0.75mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	10d	1	0.76mi
451 N 25th St Unit Mk Louisville, KY	2.0	1.0	988	$875	$0.89	3d	1	0.79mi
112 N 18th St Louisville, KY	2.0	1.0	944	$1,050	$1.11	23d	1	0.79mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	23d	1	0.80mi
409 N 20th St Louisville, KY	3.0	1.0	1200	$1,050	$0.88	3d	1	0.81mi
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	10d	1	0.81mi
200 N 18th St Unit 200-4 Louisville, KY	2.0	1.0	740	$775	$1.05	20d	1	0.82mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	23d	1	0.83mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.87mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	23d	1	0.87mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	23d	1	0.88mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.88mi
1704 Rowan St Unit 1704-2 Louisville, KY	3.0	1.0	740	$850	$1.15	23d	1	0.88mi
1612 W Market St Unit 2 Louisville, KY	2.0	2.0	900	$1,000	$1.11	23d	1	0.91mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	17d	1	0.91mi

Listing history 47 events

1. 2026-06-18
   days on market $65,000 Active 41 DOM
2. 2026-06-17
   days on market $65,000 Active 40 DOM
3. 2026-06-16
   days on market $65,000 Active 39 DOM
4. 2026-06-15
   days on market $65,000 Active 38 DOM
5. 2026-06-13
   pricedays on market $65,000 Active 36 DOM
6. 2026-06-10
   days on market $67,500 Active 33 DOM
7. 2026-06-09
   days on market $67,500 Active 32 DOM
8. 2026-06-08
   days on market $67,500 Active 31 DOM
9. 2026-06-07
   days on market $67,500 Active 30 DOM
10. 2026-06-03
    days on market $67,500 Active 26 DOM
11. 2026-06-02
    days on market $67,500 Active 25 DOM
12. 2026-06-01
    days on market $67,500 Active 24 DOM
13. 2026-05-31
    days on market $67,500 Active 23 DOM
14. 2026-05-08
    listed $67,500 Active
15. 2026-04-19
    status Active
16. 2026-02-10
    status Pending
17. 2026-02-10
    historical
18. 2026-01-23
    listed $67,500 Active
19. 2025-12-07
    price $67,500
20. 2025-11-13
    price $71,800
21. 2025-11-13
    status Active
22. 2025-11-06
    status Pending
23. 2025-11-06
    historical
24. 2025-10-17
    price $75,000
25. 2025-10-01
    status Active
26. 2025-09-18
    status Pending
27. 2025-08-29
    price $79,900
28. 2025-07-01
    listed $85,000 Active
29. 2025-06-22
    historical
30. 2025-06-12
    status Active
31. 2025-06-04
    historical Active Under Contract
32. 2025-05-16
    price $89,900
33. 2025-01-23
    listed $92,500 Active
34. 2024-07-23
    historical $970
35. 2024-07-18
    historical $970
36. 2024-07-14
    listed $970
37. 2024-06-28
    listed $970
38. 2024-05-30
    historical $990
39. 2024-05-09
    listed $990
40. 2023-06-02
    historical
41. 2022-09-15
    soldstatus $840,254
42. 2022-01-07
    soldstatus $8,988,367
43. 2020-12-21
    soldstatus $7,889,000
44. 2017-03-06
    soldstatus $39,500
45. 2017-03-03
    soldstatus $10,000 Closed
46. 2016-11-30
    status Pending
47. 2016-11-30
    listed $10,000 Active

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,333
• − Mortgage interest: −$3,641
• − Property taxes: −$965
• − Insurance: −$325
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$1,891
• Taxable income: $4,378
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,102/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

+575.0% since first listed

34 events — show timeline

• 2026-05-08 Listed $67,500 Metro Search MLS
• 2026-04-19 Relisted — Metro Search MLS
• 2026-02-10 Pending — Metro Search MLS
• 2026-02-10 Listing Removed — Metro Search MLS
• 2026-01-23 Listed $67,500 Metro Search MLS
• 2025-12-07 Price Changed $67,500 Metro Search MLS
• 2025-11-13 Price Changed $71,800 Metro Search MLS
• 2025-11-13 Relisted — Metro Search MLS
• 2025-11-06 Pending — Metro Search MLS
• 2025-11-06 Listing Removed — Metro Search MLS
• 2025-10-17 Price Changed $75,000 Metro Search MLS
• 2025-10-01 Relisted — Metro Search MLS
• 2025-09-18 Pending — Metro Search MLS
• 2025-08-29 Price Changed $79,900 Metro Search MLS
• 2025-07-01 Listed $85,000 Metro Search MLS
• 2025-06-22 Listing Removed — Metro Search MLS
• 2025-06-12 Relisted — Metro Search MLS
• 2025-06-04 Contingent — Metro Search MLS
• 2025-05-16 Price Changed $89,900 Metro Search MLS
• 2025-01-23 Listed $92,500 Metro Search MLS
• 2024-07-23 Rental Removed $970 MSMLS
• 2024-07-18 Rental Removed $970 RENT.
• 2024-07-14 Listed for Rent $970 MSMLS
• 2024-06-28 Listed for Rent $970 RENT.
• 2024-05-30 Rental Removed $990 RENT.
• 2024-05-09 Listed for Rent $990 RENT.
• 2023-06-02 Rental Removed — RENT.
• 2022-09-15 Sold (Public Records) $840,254 Public Records
• 2022-01-07 Sold (Public Records) $8,988,367 Public Records
• 2020-12-21 Sold (Public Records) $7,889,000 Public Records
• 2017-03-06 Sold (Public Records) $39,500 Public Records
• 2017-03-03 Sold (MLS) $10,000 Metro Search MLS
• 2016-11-30 Pending — Metro Search MLS
• 2016-11-30 Listed $10,000 Metro Search MLS

Property tax history

+11.3%/yr

Latest (2025): $965 · -1.9% YoY. Source: county tax records.