2707 Montana Ave · Louisville, KY 40208

$145,000

3 bd · 1.0 ba · 990 sqft · SingleFamily · 53 Days on market

Built 1945 3,484 sqft lot Est $145k · at est.

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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 +16.4/30.0
• ARV discount +7.4/15.0
• DSCR +5.1/10.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this cute home! Nice covered front porch inside a fully fenced yard. Enter into the nice living room with new flooring. Straight back takes you to the eat-in kitchen (New flooring). Two bedrooms (new carpet) with hall full bathroom (Updated) off living room. Largest bedroom is at the back of the home! (New carpet) Other updates include vinyl windows, fresh paint and new water heater. WAIT, there is more!! Full basement too! This basement offers two rooms of very usable space! Could be office/craft rooms/storage. Dry and ready for you! Waterproofing repairs have been done in the past, in the utility room, and appear to still be working! Privacy fenced back yard is ready for your to entertain in! Call today! Won't last!

Key facts

• Covered front porch
• Unfinished basement
• Central location

Tags

• COVERED FRONT PORCH
• FENCED IN YARD
• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• CENTRAL LOCATION

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Single-family ranch-style home; 1 story; Built in 1945
• Construction: Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Chain-link fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms, all on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; 4 closets; Unfinished basement; Basement present
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $82 ($990/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (13.8% below list).
• Recommended offer: $125k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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+, 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: Frayser Elementary (math 2% / reading 8%, grade F, #670 of 676 statewide, top 100%, 318 students, 80% FRL) — zoned schools average 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 27% district-wide (-22 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.1%/yr); 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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 $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $124,949 (13.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.86% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $144,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 M St	0.25mi	2/1.0 (-1)	986 (-0%)	2mo	$57,500	$58	81
528 M St	0.23mi	3/2.0	944 (-5%)	1mo	$142,000	$150	77
511 M St	0.26mi	3/1.0	1,075 (+9%)	3mo	$135,000	$126	71
1017 Lincoln Ave	0.11mi	2/1.0 (-1)	900 (-9%)	5mo	$85,000	$94	71
1148 Euclid Ave	0.46mi	3/1.0	950 (-4%)	2mo	$150,000	$158	70
611 Colorado Ave	0.30mi	2/1.0 (-1)	925 (-7%)	1mo	$110,000	$119	69
1315 Weller Ave	0.52mi	2/1.0 (-1)	996 (+1%)	3mo	$125,000	$126	67
1209 Weller Ave	0.23mi	2/1.0 (-1)	1,080 (+9%)	4mo	$125,000	$116	66
1200 Tennessee Ave	0.47mi	3/1.5	920 (-7%)	2mo	$145,000	$158	62
3008 Taylor Blvd	0.35mi	2/2.0 (-1)	912 (-8%)	5mo	$149,000	$163	57
1332 Phyllis Ave	0.69mi	2/1.0 (-1)	1,030 (+4%)	2mo	$150,000	$146	54
1325 Lillian Ave	0.35mi	2/1.0 (-1)	847 (-14%)	3mo	$140,000	$165	52

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-14,319
• Equity at exit: $21,620

10-year hold

• IRR: 3.5%
• Equity multiple: 1.28×
• Total profit: $11,455
• Equity at exit: $12,537

Cash invested: $40,600 (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 40208

• Home prices YoY: -23.3%
• Rents YoY: 6.1%
• Active inventory: 76
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$760
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $82

Break-even live

Break-even rent $1,145

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $165	-5% $124	+0% $82	+5% $41	+10% $0
Rent	-10% $-16	-5% $33	+0% $82	+5% $132	+10% $181
Rate	-1.0pp $156	-0.5pp $119	base $82	+0.5pp $45	+1.0pp $7

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	25d	1	0.19mi
508 M St Louisville, KY	2.0	1.5	1035	$1,100	$1.06	25d	1	0.25mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	5d	1	0.26mi
1055 Euclid Ave Louisville, KY	2.0	1.0	914	$1,325	$1.45	25d	1	0.29mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	25d	1	0.34mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	18d	1	0.34mi
2501 S 4th St Louisville, KY	1.0–3.0	1.0–3.0	897	$6,345	$7.07	5d	1	0.43mi
2501 S 3rd St Louisville, KY	1.0–2.0	1.0–2.0	1011	$1,550	$1.53	5d	2	0.47mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	18d	1	0.49mi
1122 Larchmont Ave Louisville, KY	2.0	1.0	864	$750	$0.87	18d	1	0.50mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	25d	1	0.50mi
2913 S 3rd St Louisville, KY	2.0	1.0	1026	$1,200	$1.17	25d	1	0.51mi
4600 South St Unit PARKWAYE1 Louisville, KY	2.0	1.0	700	$749	$1.07	25d	1	0.62mi
1438 Lillian Ave Louisville, KY	2.0	1.0	777	$1,050	$1.35	19d	1	0.63mi
1637 Thornberry Ave Louisville, KY	2.0	1.0	700	$1,250	$1.79	5d	1	0.74mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	25d	1	0.90mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	25d	1	0.91mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	18d	1	0.91mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$2,217	$2.06	5d	1	0.95mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	5d	1	0.96mi
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	25d	1	1.02mi
1702 S 2nd St Apt 1 Louisville, KY	2.0	1.0	875	$1,100	$1.26	25d	1	1.03mi
409 W Gaulbert Ave Unit 201 Louisville, KY	2.0	1.0	772	$1,100	$1.42	25d	1	1.07mi
1111 Dresden Ave Louisville, KY	2.0	1.0	680	$1,100	$1.62	18d	1	1.08mi
1521 S 4th St Unit 6 Louisville, KY	2.0	1.0	750	$1,025	$1.37	25d	1	1.10mi
1521 S 4th St Unit 7 Louisville, KY	2.0	1.0	750	$1,125	$1.50	25d	1	1.10mi
520 Wainwright Ave Louisville, KY	2.0	1.0	1000	$1,495	$1.50	18d	1	1.15mi
415 Belgravia Ct Unit 3 Louisville, KY	2.0	1.0	700	$800	$1.14	25d	1	1.18mi
570 Lilly Ave Louisville, KY	2.0	1.0	800	$1,275	$1.59	25d	1	1.25mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	18d	1	1.25mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	18d	1	1.27mi
216 W Burnett Ave Unit 216A Louisville, KY	3.0	1.0	900	$1,150	$1.28	19d	1	1.27mi
216 W Burnett Ave Unit 226B Louisville, KY	2.0	1.0	775	$1,050	$1.35	19d	1	1.27mi
1436 S 2nd St Unit 1436-1 Louisville, KY	2.0	1.0	1000	$1,095	$1.09	13d	1	1.32mi
1726 Sonne Ave Louisville, KY	2.0	1.0	820	$1,095	$1.34	18d	1	1.33mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	25d	1	1.34mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	25d	1	1.36mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	25d	1	1.39mi
2207 James Pirtle Ct Louisville, KY	1.0–3.0	1.0–2.0	883	$1,458	$1.65	5d	17	1.40mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	18d	1	1.41mi

Listing history 19 events

1. 2026-05-19
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-13
   price $145,000
4. 2026-03-27
   listed $150,000 Active
5. 2025-02-14
   historical $1,000
6. 2025-01-07
   price $1,000
7. 2024-10-31
   listed $1,100
8. 2024-02-29
   historical
9. 2023-08-25
   listed $120,000 Active
10. 2020-07-01
    soldstatus $79,900
11. 2020-06-26
    soldstatus $79,900 Closed 755-char remark

    Show marketing remark (755 chars)

    Don't miss out on this cute home! Nice covered front porch inside a fully fenced yard. Enter into the nice living room with new flooring. Straight back takes you to the eat-in kitchen (New flooring). Two bedrooms (new carpet) with hall full bathroom (Updated) off living room. Largest bedroom is at the back of the home! (New carpet) Other updates include vinyl windows, fresh paint and new water heater. WAIT, there is more!! Full basement too! This basement offers two rooms of very usable space! Could be office/craft rooms/storage. Dry and ready for you! Waterproofing repairs have been done in the past, in the utility room, and appear to still be working! Privacy fenced back yard is ready for your to entertain in! Call today! Won't last!

12. 2020-06-10
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Don't miss out on this cute home! Nice covered front porch inside a fully fenced yard. Enter into the nice living room with new flooring. Straight back takes you to the eat-in kitchen (New flooring). Two bedrooms (new carpet) with hall full bathroom (Updated) off living room. Largest bedroom is at the back of the home! (New carpet) Other updates include vinyl windows, fresh paint and new water heater. WAIT, there is more!! Full basement too! This basement offers two rooms of very usable space! Could be office/craft rooms/storage. Dry and ready for you! Waterproofing repairs have been done in the past, in the utility room, and appear to still be working! Privacy fenced back yard is ready for your to entertain in! Call today! Won't last!

13. 2020-05-24
    historical Active Under Contract 755-char remark

    Show marketing remark (755 chars)

    Don't miss out on this cute home! Nice covered front porch inside a fully fenced yard. Enter into the nice living room with new flooring. Straight back takes you to the eat-in kitchen (New flooring). Two bedrooms (new carpet) with hall full bathroom (Updated) off living room. Largest bedroom is at the back of the home! (New carpet) Other updates include vinyl windows, fresh paint and new water heater. WAIT, there is more!! Full basement too! This basement offers two rooms of very usable space! Could be office/craft rooms/storage. Dry and ready for you! Waterproofing repairs have been done in the past, in the utility room, and appear to still be working! Privacy fenced back yard is ready for your to entertain in! Call today! Won't last!

14. 2020-05-23
    listed $79,900 Active 755-char remark

    Show marketing remark (755 chars)

    Don't miss out on this cute home! Nice covered front porch inside a fully fenced yard. Enter into the nice living room with new flooring. Straight back takes you to the eat-in kitchen (New flooring). Two bedrooms (new carpet) with hall full bathroom (Updated) off living room. Largest bedroom is at the back of the home! (New carpet) Other updates include vinyl windows, fresh paint and new water heater. WAIT, there is more!! Full basement too! This basement offers two rooms of very usable space! Could be office/craft rooms/storage. Dry and ready for you! Waterproofing repairs have been done in the past, in the utility room, and appear to still be working! Privacy fenced back yard is ready for your to entertain in! Call today! Won't last!

15. 2007-06-25
    soldstatus $53,020
16. 2001-03-20
    soldstatus $48,000
17. 2001-02-28
    listed $49,500
18. 1998-02-10
    soldstatus $64,000
19. 1997-07-23
    listed $64,950

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$241/yr (+$20/mo · 24.0%)

ⓘ 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) · 20% 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: $14,994
• − Mortgage interest: −$8,122
• − Property taxes: −$1,006
• − Insurance: −$725
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,218
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,344/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): 15,605
• Household income: $39,560
• Rent vs Own: 73.8% rent · 26.2% own
• Severe rent burden: 1136.0

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: White 62% Black 22% Two or more races 9% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -72.97%
• Current HPI: 240.6261
• Rent YoY: ▲ 6.06%
• 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

+123.2% since first listed

19 events — show timeline

• 2026-05-19 Pending — Metro Search MLS
• 2026-05-01 Contingent — Metro Search MLS
• 2026-04-13 Price Changed $145,000 Metro Search MLS
• 2026-03-27 Listed $150,000 Metro Search MLS
• 2025-02-14 Rental Removed $1,000 SHOWMOJO
• 2025-01-07 Price Changed $1,000 SHOWMOJO
• 2024-10-31 Listed for Rent $1,100 SHOWMOJO
• 2024-02-29 Listing Removed — Metro Search MLS
• 2023-08-25 Listed $120,000 Metro Search MLS
• 2020-07-01 Sold (Public Records) $79,900 Public Records
• 2020-06-26 Sold (MLS) $79,900 Metro Search MLS
• 2020-06-10 Pending — Metro Search MLS
• 2020-05-24 Contingent — Metro Search MLS
• 2020-05-23 Listed $79,900 Metro Search MLS
• 2007-06-25 Sold (Public Records) $53,020 Public Records
• 2001-03-20 Sold (MLS) $48,000 Metro Search MLS
• 2001-02-28 Listed $49,500 Metro Search MLS
• 1998-02-10 Sold (MLS) $64,000 Metro Search MLS
• 1997-07-23 Listed $64,950 Metro Search MLS

Property tax history

+2.7%/yr

Latest (2025): $1,006 · -1.9% YoY. Source: county tax records.