808 Cecil Ave · Louisville, KY 40211

$130,000

4 bd · 1.5 ba · 2,534 sqft · SingleFamily · 118 Days on market

Built 1920 6,200 sqft lot Est $215k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors and homebuyers, You're going to love this home. Don't miss the opportunity to turn this diamond in the rough into an absolute JEWEL! Features include a large living room, dining room, and eat-in kitchen on the main floor. The charming 2 sided staircase takes you upstairs to 4 large bedrooms, and a full bath The partially finished basement has a family room, space for a potential bedroom or office, laundry, half bath & storage. Also, featured is an enclosed front porch, a huge fenced backyard with patio area. This property offers over 1900 sq ft of living space. The furnace is approx. 7 yrs old, hot water heater is about 10 yrs old, and the roof is about 8 yrs old. Great loc

Key facts

• Large living room
• Family room
• Dining room

Tags

• LARGE LIVING ROOM
• DINING ROOM
• EAT-IN KITCHEN
• CHARMING 2 SIDED STAIRCASE
• PARTIALLY FINISHED BASEMENT
• FAMILY ROOM

Property features AI

Finance

• Other: Located in the Cecil Ave subdivision
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Traditional single-family home; 2 stories; Built in 1920
• Construction: Wood frame construction; Shingle roof; Concrete block and poured concrete foundation
• Exterior features: Level lot; Lot can be divided; Chain link fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 4 bedrooms located on the second floor
• Bathrooms: One full bathroom on the second floor; One half bathroom in the basement
• Heating & cooling: Natural gas heating
• Interior features: Partially finished basement; Basement contains a family room and a half bathroom; Living room on the first floor; Dining room on the first floor; Kitchen on the first floor; Total of 10 rooms; 7 main living rooms (per listing)
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+4.9%/yr); 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• At $1,759/mo this rent would consume 66% of the median local household income ($32k/yr) (locally 1483% 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 $899 of loan paydown is wiped out by about $4k 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 + 4.9% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.35% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $215,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Cecil Ave	0.03mi	4/2.5	2,343 (-8%)	5mo	$217,000	$93	78
729 S 43rd St	0.14mi	3/1.5 (-1)	2,479 (-2%)	12mo	$139,000	$56	75
733 S 44th St	0.21mi	3/3.0 (-1)	2,442 (-4%)	7mo	$101,000	$41	67
621 S 41st St	0.47mi	5/2.5 (+1)	2,470 (-2%)	10mo	$170,000	$69	57
4518 Grand Ave	0.52mi	4/3.0	2,306 (-9%)	2mo	$236,000	$102	53
3509 Del Park Ter	0.72mi	5/2.0 (+1)	2,626 (+4%)	3mo	$270,000	$103	50
3431 Greenwood Ave	0.63mi	4/2.5	2,611 (+3%)	15mo	$222,500	$85	49
632 S 36th St	0.64mi	3/2.0 (-1)	2,478 (-2%)	14mo	$48,000	$19	48
1159 S 41st St	0.48mi	3/2.0 (-1)	2,376 (-6%)	15mo	$165,000	$69	48
662 S 39th St	0.38mi	4/2.0	2,175 (-14%)	16mo	$192,000	$88	43
646 S 36th St	0.61mi	5/2.5 (+1)	2,700 (+7%)	12mo	$260,000	$96	41
632 S 43rd St	0.47mi	3/3.0 (-1)	2,242 (-12%)	17mo	$80,000	$36	34

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.50×
• Total profit: $18,134
• Equity at exit: $19,383

10-year hold

• IRR: 22.6%
• Equity multiple: 3.09×
• Total profit: $76,248
• Equity at exit: $11,240

Cash invested: $36,400 (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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 140
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $563

Break-even live

Break-even rent $1,046

Max offer price $130,000

Occupancy floor 63%

Sensitivity live

Price	-10% $636	-5% $600	+0% $563	+5% $526	+10% $489
Rent	-10% $424	-5% $493	+0% $563	+5% $632	+10% $702
Rate	-1.0pp $628	-0.5pp $596	base $563	+0.5pp $529	+1.0pp $495

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3909 W Broadway Louisville, KY	5.0	2.0	2000	$1,745	$0.87	16d	1	0.26mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	3d	1	0.88mi

Listing history 14 events

1. 2026-06-18
   days on market $130,000 Active 118 DOM
2. 2026-06-17
   days on market $130,000 Active 117 DOM
3. 2026-06-16
   days on market $130,000 Active 116 DOM
4. 2026-06-15
   days on market $130,000 Active 115 DOM
5. 2026-06-13
   days on market $130,000 Active 113 DOM
6. 2026-06-10
   days on market $130,000 Active 110 DOM
7. 2026-06-09
   days on market $130,000 Active 109 DOM
8. 2026-06-08
   days on market $130,000 Active 108 DOM
9. 2026-06-07
   days on market $130,000 Active 107 DOM
10. 2026-06-03
    days on market $130,000 Active 103 DOM
11. 2026-06-02
    days on market $130,000 Active 102 DOM
12. 2026-06-01
    days on market $130,000 Active 101 DOM
13. 2026-05-31
    days on market $130,000 Active 100 DOM
14. 2026-02-18
    listed $130,000 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: $1,087 · $91/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$31/yr (+$3/mo · 2.9%)

ⓘ 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 (shaded) · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,103
• − Mortgage interest: −$7,282
• − Property taxes: −$1,087
• − Insurance: −$650
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$3,782
• Taxable income: $4,926
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $5,572/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): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 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: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• 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

1 event — show timeline

• 2026-02-18 Listed $130,000 Metro Search MLS

Property tax history

+10.3%/yr

Latest (2025): $1,087 · -1.9% YoY. Source: county tax records.