2210 W Burnett Ave · Louisville, KY 40210

$200,699

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 65 Days on market

Built 1905 7,998 sqft lot Est $161k · 24% over

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Why this score? — see what drove the D- 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 +10.2/30.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor special! This 4 bedroom, 2 bathroom home is being sold AS-IS and is perfect for an investor looking to add to their rental portfolio or to flip for resale. The property needs a FULL renovation offering a great opportunity to maximize value.

Key facts

• Renovated home
• Spacious living area
• Flex space

Tags

• RENOVATED HOME
• SPACIOUS LIVING AREA
• GENEROUS DINING SPACE
• FLEX SPACE
• BLUE CABINETRY
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: See remarks for parking details
• Utilities: Electricity connected
• Home design: Single-family residence; Traditional style; 2 stories; Built in 1905
• Construction: Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Sidewalk; Partial wood fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms on the second floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 5 rooms total; Cellar basement; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $201k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (32.8% below list).
• Recommended offer: $135k (32.8% below list) — sets the bar for 1% rule.

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+, crime F.
• 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.
• Zoned schools: Maupin Elementary (math 2% / reading 2%, grade F, #676 of 676 statewide, top 100%, 298 students, 86% FRL); Noe Middle (math 49% / reading 62%, grade B-, #7 of 217 statewide, top 3%, 1,347 students, 46% FRL); Iroquois High (math 12% / reading 8%, grade F, #245 of 254 statewide, top 97%, 1,090 students, 74% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 93 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,349/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 815% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $201k implies a 428% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,879 (32.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1844 Bolling Ave	0.13mi	3/1.5	1,726 (-4%)	6mo	$155,000	$90	81
1365 Cypress St	0.31mi	3/1.5	1,764 (-2%)	4mo	$165,000	$94	77
2001 Wilson Ave	0.38mi	3/2.0	1,764 (-2%)	8mo	$85,000	$48	73
2307 W Lee St	0.23mi	4/2.0 (+1)	1,600 (-11%)	4mo	$172,000	$108	63
1811 Beech St	0.69mi	3/2.0	1,872 (+4%)	2mo	$168,000	$90	59
2724 Hale Ave	0.63mi	3/1.5	1,891 (+6%)	2mo	$55,000	$29	57
2300 Oregon Ave	0.71mi	4/2.0 (+1)	1,810 (+1%)	4mo	$142,500	$79	57
1703 Wilson Ave	0.63mi	3/1.5	1,896 (+6%)	7mo	$32,000	$17	53
1533 Beech St	0.60mi	4/2.0 (+1)	1,660 (-7%)	2mo	$120,000	$72	53
1544 Catalpa St	0.49mi	4/2.5 (+1)	1,596 (-11%)	1mo	$185,000	$116	51
2202 W Oak St	0.48mi	4/2.0 (+1)	1,539 (-14%)	1mo	$170,500	$111	48
2341 Grand Ave	0.68mi	3/1.5	2,002 (+12%)	4mo	$129,900	$65	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.94×
• Total profit: $109,101
• Equity at exit: $180,806

10-year hold

• IRR: 22.3%
• Equity multiple: 7.13×
• Total profit: $344,411
• Equity at exit: $389,914

Cash invested: $56,196 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 93
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$1,052
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-113

Break-even live

Break-even rent $1,492

Max offer price $180,658

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-57	+0% $-113	+5% $-170	+10% $-227
Rent	-10% $-220	-5% $-167	+0% $-113	+5% $-60	+10% $-7
Rate	-1.0pp $-12	-0.5pp $-62	base $-113	+0.5pp $-165	+1.0pp $-218

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: $50,175
• Closing costs: $6,021
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	12d	1	0.34mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	5d	1	0.46mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	18d	1	0.70mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	12d	1	0.73mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	5d	1	0.85mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	25d	1	0.88mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	25d	1	0.88mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	18d	1	0.88mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	0.95mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	25d	1	0.95mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	4d	1	1.22mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	23d	1	1.23mi
737 S 33rd St Louisville, KY	4.0	1.0	1356	$1,595	$1.18	25d	1	1.40mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	25d	1	1.44mi
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	12d	1	1.47mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$2,217	$2.06	5d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $200,699 Active 65 DOM
2. 2026-06-18
   days on market $200,699 Active 62 DOM
3. 2026-06-17
   days on market $200,699 Active 61 DOM
4. 2026-06-16
   days on market $200,699 Active 60 DOM
5. 2026-06-15
   days on market $200,699 Active 59 DOM
6. 2026-06-13
   pricedays on market $200,699 Active 57 DOM
7. 2026-06-10
   days on market $217,900 Active 54 DOM
8. 2026-06-09
   days on market $217,900 Active 53 DOM
9. 2026-06-08
   days on market $217,900 Active 52 DOM
10. 2026-06-07
    days on market $217,900 Active 51 DOM
11. 2026-06-03
    days on market $217,900 Active 47 DOM
12. 2026-06-02
    days on market $217,900 Active 46 DOM
13. 2026-06-01
    days on market $217,900 Active 45 DOM
14. 2026-05-31
    days on market $217,900 Active 44 DOM
15. 2026-04-17
    listed $217,900 Active
16. 2025-04-10
    soldstatus $38,000 Closed 249-char remark

    Show marketing remark (249 chars)

    Investor special! This 4 bedroom, 2 bathroom home is being sold AS-IS and is perfect for an investor looking to add to their rental portfolio or to flip for resale. The property needs a FULL renovation offering a great opportunity to maximize value.

17. 2025-04-07
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Investor special! This 4 bedroom, 2 bathroom home is being sold AS-IS and is perfect for an investor looking to add to their rental portfolio or to flip for resale. The property needs a FULL renovation offering a great opportunity to maximize value.

18. 2025-03-12
    historical Active Under Contract 249-char remark

    Show marketing remark (249 chars)

    Investor special! This 4 bedroom, 2 bathroom home is being sold AS-IS and is perfect for an investor looking to add to their rental portfolio or to flip for resale. The property needs a FULL renovation offering a great opportunity to maximize value.

19. 2025-02-10
    listed $38,000 Active 249-char remark

    Show marketing remark (249 chars)

    Investor special! This 4 bedroom, 2 bathroom home is being sold AS-IS and is perfect for an investor looking to add to their rental portfolio or to flip for resale. The property needs a FULL renovation offering a great opportunity to maximize value.

20. 2018-10-15
    soldstatus $10,000 Closed 415-char remark

    Show marketing remark (415 chars)

    Large four bedroom, two bath vinyl-sided 2-story home with a spacious living room, eat-in kitchen and large bedrooms. Hardwood flooring; insulated windows. Covered front porch. furnace, water heater and additional storage in cellar. Has 2 sheds. Off-street parking at rear with alley access. Could be easily converted into a duplex (separate meters). This is a Fannie Mae property. AGENTS: PLEASE READ AGENT NOTES.

21. 2018-09-25
    status Pending 415-char remark

    Show marketing remark (415 chars)

    Large four bedroom, two bath vinyl-sided 2-story home with a spacious living room, eat-in kitchen and large bedrooms. Hardwood flooring; insulated windows. Covered front porch. furnace, water heater and additional storage in cellar. Has 2 sheds. Off-street parking at rear with alley access. Could be easily converted into a duplex (separate meters). This is a Fannie Mae property. AGENTS: PLEASE READ AGENT NOTES.

22. 2018-09-13
    listed $10,000 Active 415-char remark

    Show marketing remark (415 chars)

    Large four bedroom, two bath vinyl-sided 2-story home with a spacious living room, eat-in kitchen and large bedrooms. Hardwood flooring; insulated windows. Covered front porch. furnace, water heater and additional storage in cellar. Has 2 sheds. Off-street parking at rear with alley access. Could be easily converted into a duplex (separate meters). This is a Fannie Mae property. AGENTS: PLEASE READ AGENT NOTES.

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$1,211/yr (+$101/mo · 235.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $16,185
• − Mortgage interest: −$11,242
• − Property taxes: −$515
• − Insurance: −$1,003
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$5,839
• Taxable loss: −$5,003
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $-161/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): 13,518
• Household income: $35,347
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 815.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3%

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: ▲ 28.45%
• Current HPI: 264.0146
• Rent YoY: ▲ 8.05%
• 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

+2079.0% since first listed

8 events — show timeline

• 2026-04-17 Listed $217,900 Metro Search MLS
• 2025-04-10 Sold (MLS) $38,000 Metro Search MLS
• 2025-04-07 Pending — Metro Search MLS
• 2025-03-12 Contingent — Metro Search MLS
• 2025-02-10 Listed $38,000 Metro Search MLS
• 2018-10-15 Sold (MLS) $10,000 Metro Search MLS
• 2018-09-25 Pending — Metro Search MLS
• 2018-09-13 Listed $10,000 Metro Search MLS

Property tax history

+31.2%/yr

Latest (2025): $515 · -1.9% YoY. Source: county tax records.