1113 Beecher St · Louisville, KY 40215

$89,900

2 bd · 1.0 ba · 708 sqft · SingleFamily · 35 Days on market

Built 1947 4,905 sqft lot Est $128k · 30% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located in the Oak Park Subdivision, investors take notice! Currently rented to long term tenants. This home is primed and ready for those looking for secondary income! Within walking distance of restaurants, shopping and the newly updated Wyandotte Park, this home is a perfect fit for any investment portfolio. You'll love the covered front porch, good sized backyard, 2 bedrooms, bath, eat-in-kitchen and separate laundry. Easy maintenance, hardwood flooring in bedrooms and living room. Minutes from Churchill Downs, University of Louisville and Papa Johns Stadium. Motivated Seller, all offers will be considered! Call today for your private viewing!

Key facts

• Updated furnace
• Hardwood floors
• 4,905 sq ft lot

Tags

• ACROSS FROM WYANDOTTE PARK
• HARDWOOD FLOORS
• UPDATED FURNACE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available; One HVAC unit
• Home design: Single-family ranch home; One story
• Construction: Built in 1947; Wood frame construction; Shingle roof; Crawl space foundation
• Exterior features: Sidewalk

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms, both on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Four total rooms; Living room on the first floor; First-floor laundry
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+5.2%/yr); 121 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 5.2% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $49k; list at $90k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $128,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 W Whitney Ave	0.08mi	3/1.0 (+1)	771 (+9%)	3mo	$120,000	$156	74
4007 Mapleton Ave	0.45mi	2/1.0	743 (+5%)	2mo	$151,000	$203	70
3813 Powell Ave	0.65mi	2/1.0	706 (-0%)	2mo	$145,000	$205	67
4607 Picadilly Ave	0.61mi	2/1.0	672 (-5%)	1mo	$117,000	$174	62
3420 Powell Ave	0.72mi	2/1.0	720 (+2%)	2mo	$137,500	$191	62
3723 Center St	0.37mi	2/1.0	625 (-12%)	3mo	$95,500	$153	60
621 Beecher St	0.44mi	2/1.0	785 (+11%)	2mo	$165,000	$210	60
715 W Evelyn Ave	0.59mi	2/1.0	780 (+10%)	1mo	$130,800	$168	54
4000 Woodruff Ave	0.48mi	2/1.0	810 (+14%)	3mo	$147,000	$181	51
1510 Clara Ave	0.65mi	2/1.0	793 (+12%)	1mo	$136,000	$172	49
4612 Bellevue Ave	0.57mi	2/1.0	806 (+14%)	3mo	$200,000	$248	48
1525 Sale Ave	0.64mi	2/1.0	808 (+14%)	4mo	$105,000	$130	44

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $681
• Equity at exit: $13,404

10-year hold

• IRR: 12.5%
• Equity multiple: 2.09×
• Total profit: $27,417
• Equity at exit: $7,773

Cash invested: $25,172 (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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 121
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$471
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $202

Break-even live

Break-even rent $812

Max offer price $89,900

Occupancy floor 76%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	16d	1	0.01mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	21d	1	0.23mi
1111 Dresden Ave Louisville, KY	2.0	1.0	680	$1,100	$1.62	16d	1	0.36mi
554 Camden Ave Louisville, KY	1.0	1.0	661	$875	$1.32	23d	1	0.48mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	16d	1	0.61mi
4501 S 6th St #82 Louisville, KY	1.0	1.0	538	$775	$1.44	17d	1	0.63mi
4012 Southern Pkwy Unit 5 Louisville, KY	1.0	1.0	600	$795	$1.32	23d	1	0.74mi
4012 Southern Pkwy Unit 8 Louisville, KY	1.0	1.0	600	$795	$1.32	14d	1	0.74mi
309 W Whitney Ave Louisville, KY	1.0	1.0	700	$875	$1.25	23d	1	0.80mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	21d	1	0.83mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	11d	1	0.84mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	23d	2	0.89mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	14d	4	0.89mi
3524 Georgetown Cir Unit 3522-1 Louisville, KY	1.0	1.0	482	$865	$1.79	3d	1	0.89mi
3524 Georgetown Cir Louisville, KY	2.0	1.0	734	$1,050	$1.43	3d	1	0.89mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	14d	3	0.89mi
4704 Southern Pkwy Unit A1 Louisville, KY	1.0	1.0	750	$775	$1.03	17d	1	0.92mi
4619 Southern Pkwy Unit 3 Louisville, KY	1.0	1.0	700	$975	$1.39	2d	1	0.94mi
1122 Larchmont Ave Unit B Louisville, KY	1.0	1.0	700	$750	$1.07	17d	1	1.01mi
4228 Allmond Ave Unit 2 Louisville, KY	1.0	1.0	650	$700	$1.08	3d	1	1.14mi
1637 Thornberry Ave Louisville, KY	2.0	1.0	700	$1,250	$1.79	3d	1	1.31mi
2805 S 4th St #1 Louisville, KY	1.0	1.0	750	$725	$0.97	21d	1	1.42mi

Listing history 32 events

1. 2026-05-09
   historical Active Under Contract
2. 2026-04-24
   listed $89,900 Active
3. 2026-02-05
   historical $895
4. 2026-02-03
   price $895
5. 2025-11-08
   price $995
6. 2025-10-17
   listed $1,050
7. 2024-08-07
   historical $995
8. 2024-07-12
   price $995
9. 2024-07-04
   price $1,095
10. 2024-06-18
    price $1,150
11. 2024-06-12
    price $1,195
12. 2024-05-21
    listed $1,295
13. 2022-12-11
    historical
14. 2018-08-14
    soldstatus $49,000 Closed 673-char remark

    Show marketing remark (673 chars)

    Centrally located in the Oak Park Subdivision, investors take notice! Currently rented to long term tenants. This home is primed and ready for those looking for secondary income! Within walking distance of restaurants, shopping and the newly updated Wyandotte Park, this home is a perfect fit for any investment portfolio. You'll love the covered front porch, good sized backyard, 2 bedrooms, bath, eat-in-kitchen and separate laundry. Easy maintenance, hardwood flooring in bedrooms and living room. Minutes from Churchill Downs, University of Louisville and Papa Johns Stadium. Motivated Seller, all offers will be considered! Call today for your private viewing!

15. 2018-06-22
    status Pending 673-char remark

    Show marketing remark (673 chars)

    Centrally located in the Oak Park Subdivision, investors take notice! Currently rented to long term tenants. This home is primed and ready for those looking for secondary income! Within walking distance of restaurants, shopping and the newly updated Wyandotte Park, this home is a perfect fit for any investment portfolio. You'll love the covered front porch, good sized backyard, 2 bedrooms, bath, eat-in-kitchen and separate laundry. Easy maintenance, hardwood flooring in bedrooms and living room. Minutes from Churchill Downs, University of Louisville and Papa Johns Stadium. Motivated Seller, all offers will be considered! Call today for your private viewing!

16. 2018-05-08
    listed $59,998 Active 673-char remark

    Show marketing remark (673 chars)

    Centrally located in the Oak Park Subdivision, investors take notice! Currently rented to long term tenants. This home is primed and ready for those looking for secondary income! Within walking distance of restaurants, shopping and the newly updated Wyandotte Park, this home is a perfect fit for any investment portfolio. You'll love the covered front porch, good sized backyard, 2 bedrooms, bath, eat-in-kitchen and separate laundry. Easy maintenance, hardwood flooring in bedrooms and living room. Minutes from Churchill Downs, University of Louisville and Papa Johns Stadium. Motivated Seller, all offers will be considered! Call today for your private viewing!

17. 2018-05-08
    price $59,998 673-char remark

    Show marketing remark (673 chars)

    Centrally located in the Oak Park Subdivision, investors take notice! Currently rented to long term tenants. This home is primed and ready for those looking for secondary income! Within walking distance of restaurants, shopping and the newly updated Wyandotte Park, this home is a perfect fit for any investment portfolio. You'll love the covered front porch, good sized backyard, 2 bedrooms, bath, eat-in-kitchen and separate laundry. Easy maintenance, hardwood flooring in bedrooms and living room. Minutes from Churchill Downs, University of Louisville and Papa Johns Stadium. Motivated Seller, all offers will be considered! Call today for your private viewing!

18. 2016-03-18
    historical
19. 2015-09-18
    listed $53,000 Active
20. 2015-09-18
    price $49,000
21. 2015-05-15
    historical
22. 2015-04-02
    listed $67,500 Active
23. 2014-10-20
    price $64,950
24. 2007-07-31
    historical
25. 2007-02-15
    listed $70,100
26. 2006-11-16
    historical
27. 2006-07-13
    listed $67,900
28. 2004-12-31
    soldstatus $63,500
29. 2004-12-28
    soldstatus $63,500
30. 2004-10-12
    listed $69,831
31. 2002-08-09
    soldstatus $54,000
32. 2002-02-28
    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: $790 · $66/mo
• Projected year-2 tax: $790 · $66/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $12,805
• − Mortgage interest: −$5,036
• − Property taxes: −$790
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,615
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,165/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): 20,532
• Household income: $43,725
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 997.0

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 0.63)
• Race & ethnicity: White 51% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -119.35%
• Current HPI: 227.8248
• Rent YoY: ▲ 5.16%
• 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

+50.1% since first listed

32 events — show timeline

• 2026-05-09 Contingent — Metro Search MLS
• 2026-04-24 Listed $89,900 Metro Search MLS
• 2026-02-05 Rental Removed $895 MSMLS
• 2026-02-03 Price Changed $895 MSMLS
• 2025-11-08 Price Changed $995 MSMLS
• 2025-10-17 Listed for Rent $1,050 MSMLS
• 2024-08-07 Rental Removed $995 MSMLS
• 2024-07-12 Price Changed $995 MSMLS
• 2024-07-04 Price Changed $1,095 MSMLS
• 2024-06-18 Price Changed $1,150 MSMLS
• 2024-06-12 Price Changed $1,195 MSMLS
• 2024-05-21 Listed for Rent $1,295 MSMLS
• 2022-12-11 Rental Removed — RENT.
• 2018-08-14 Sold (MLS) $49,000 Metro Search MLS
• 2018-06-22 Pending — Metro Search MLS
• 2018-05-08 Price Changed $59,998 Metro Search MLS
• 2018-05-08 Listed $59,998 Metro Search MLS
• 2016-03-18 Listing Removed — Metro Search MLS
• 2015-09-18 Listed $53,000 Metro Search MLS
• 2015-09-18 Price Changed $49,000 Metro Search MLS
• 2015-05-15 Listing Removed — Metro Search MLS
• 2015-04-02 Listed $67,500 Metro Search MLS
• 2014-10-20 Price Changed $64,950 Metro Search MLS
• 2007-07-31 Listing Removed — Metro Search MLS
• 2007-02-15 Listed $70,100 Metro Search MLS
• 2006-11-16 Listing Removed — Metro Search MLS
• 2006-07-13 Listed $67,900 Metro Search MLS
• 2004-12-31 Sold (Public Records) $63,500 Public Records
• 2004-12-28 Sold (MLS) $63,500 Metro Search MLS
• 2004-10-12 Listed $69,831 Metro Search MLS
• 2002-08-09 Sold (MLS) $54,000 Metro Search MLS
• 2002-02-28 Listed $59,900 Metro Search MLS

Property tax history

+1.6%/yr

Latest (2025): $790 · -1.9% YoY. Source: county tax records.