1439 S 8th St · Louisville, KY 40208

$85,000

1 bd · 1.0 ba · 785 sqft · SingleFamily · 70 Days on market

Built 1905 1,742 sqft lot Est $84k · at est.

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• 1% rule +6.9/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! Investment Opportunity. Some updates throughout home. Call for an appointment to see.

Key facts

• Laundry room
• New washer dryer
• Centrally located

Tags

• NEW ROOF
• UPDATED KITCHEN
• NEW APPLIANCES
• LAUNDRY ROOM
• NEW WASHER DRYER
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: - No association fee

Exterior

• Utilities: - Electricity connected; - One HVAC unit
• Home design: - Single-family residence; - Shotgun-style architecture; - One story
• Construction: - Built in 1905; - Vinyl siding and wood frame construction; - Shingle roof; - Crawl space and slab foundation
• Exterior features: - Sidewalk; - Yard enclosed with privacy, wood, and chain-link fencing

Interior

• Kitchen: - Eat-in kitchen
• Bedrooms: - One bedroom located on the first floor
• Bathrooms: - One full bathroom
• Heating & cooling: - Forced air heating (natural gas); - Central air conditioning
• Interior features: - Four total rooms; - No basement; - First-floor primary bedroom; - First-floor laundry
• Laundry & utility: - Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+6.1%/yr); 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 6.1% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $85k implies a 1789% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 1.19% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $83,995
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 Davies Ave	0.33mi	1/1.0	838 (+7%)	18mo	$90,000	$107	59

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: 8.6%
• Equity multiple: 1.35×
• Total profit: $8,263
• Equity at exit: $12,674

10-year hold

• IRR: 20.0%
• Equity multiple: 2.91×
• Total profit: $45,371
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$446
• Tax from tax record: −$22 /mo · $270/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $296

Break-even live

Break-even rent $638

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $344	-5% $320	+0% $296	+5% $272	+10% $248
Rent	-10% $216	-5% $256	+0% $296	+5% $336	+10% $376
Rate	-1.0pp $339	-0.5pp $318	base $296	+0.5pp $274	+1.0pp $252

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$1,758	$1.64	4d	1	0.24mi
415 Belgravia Ct Unit 3 Louisville, KY	2.0	1.0	700	$800	$1.14	24d	1	0.37mi
409 W Gaulbert Ave Unit 201 Louisville, KY	2.0	1.0	772	$1,100	$1.42	24d	1	0.40mi
1312 S 6th St Unit 609 FT-1B Louisville, KY	1.0	1.0	525	$825	$1.57	24d	1	0.40mi
1310 S 6th St Unit 1310 S 6th-3 Louisville, KY	1.0	1.0	679	$825	$1.22	4d	1	0.40mi
1521 S 4th St Unit 7 Louisville, KY	2.0	1.0	750	$1,125	$1.50	24d	1	0.44mi
1521 S 4th St Unit 12 Louisville, KY	1.0	1.0	700	$795	$1.14	22d	1	0.44mi
1521 S 4th St Unit 6 Louisville, KY	2.0	1.0	750	$1,025	$1.37	24d	1	0.44mi
1521 S 4th St Apt 8 Louisville, KY	1.0	1.0	700	$900	$1.29	24d	1	0.44mi
512 W Ormsby Ave Louisville, KY	2.0	1.0	573	$1,248	$2.18	2d	1	0.45mi
427 Park Ave Unit 6 Louisville, KY	1.0	1.0	700	$1,195	$1.71	24d	1	0.45mi
216 W Burnett Ave Unit 226B Louisville, KY	2.0	1.0	775	$1,050	$1.35	18d	1	0.53mi
1436 S 2nd St Unit 1436-1 Louisville, KY	2.0	1.0	1000	$1,095	$1.09	12d	1	0.57mi
508 W Oak St Unit 2 Louisville, KY	2.0	1.0	1000	$1,195	$1.20	24d	1	0.60mi
1146 S 6th St Unit 2B Louisville, KY	1.0	1.0	700	$1,300	$1.86	24d	1	0.61mi
1245 S 4th St Louisville, KY	1.0–2.0	1.0	900	$850	$0.94	4d	5	0.61mi
1231 S 4th St Unit 1 Louisville, KY	1.0	1.0	650	$925	$1.42	24d	1	0.63mi
1231 S 4th St Unit 1 Louisville, KY	1.0	1.0	650	$925	$1.42	22d	1	0.63mi
1702 S 2nd St Apt 1 Louisville, KY	2.0	1.0	875	$1,100	$1.26	24d	1	0.63mi
1702 S 2nd St Apt 3 Louisville, KY	1.0	1.0	625	$875	$1.40	24d	1	0.63mi
208 W Ormsby Ave Unit 4 Louisville, KY	1.0	1.0	700	$850	$1.21	24d	1	0.67mi
1800 S 2nd St Louisville, KY	1.0	1.0	575	$950	$1.65	17d	7	0.67mi
1319 S 2nd St Unit 3 Louisville, KY	1.0	1.0	600	$895	$1.49	24d	1	0.68mi
1121 Garvin Pl Unit 1121 Garvin Place-1 Louisville, KY	1.0	1.0	660	$900	$1.36	15d	1	0.72mi
607 Saint Catherine St Unit 2 Louisville, KY	1.0	1.0	1100	$1,025	$0.93	24d	1	0.74mi
1233 S 2nd St Apt 1 Louisville, KY	1.0	1.0	950	$875	$0.92	4d	1	0.76mi
510 Saint Catherine St Apt B Louisville, KY	1.0	1.0	552	$895	$1.62	4d	1	0.76mi
1318 S Brook St Unit 3 Louisville, KY	2.0	1.0	800	$1,295	$1.62	24d	1	0.81mi
1245 S 1st St Unit 4 Louisville, KY	1.0	1.0	650	$925	$1.42	4d	1	0.82mi
1304 S Brook St #2 Louisville, KY	2.0	1.0	850	$1,100	$1.29	4d	1	0.83mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.85mi
4600 South St Unit PARKWAYE1 Louisville, KY	2.0	1.0	700	$749	$1.07	24d	1	0.87mi
1228 S Brook St Unit 2 Louisville, KY	1.0	1.0	700	$825	$1.18	24d	1	0.88mi
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	24d	1	0.89mi
122 E Oak St #2 Louisville, KY	2.0	1.0	864	$1,250	$1.45	24d	1	0.91mi
124 E Oak St #4 Louisville, KY	2.0	1.0	904	$1,550	$1.71	24d	1	0.92mi
307 Woodbine St Unit 3 Louisville, KY	1.0	1.0	700	$775	$1.11	24d	1	0.93mi
307 Woodbine St Unit 4 Louisville, KY	1.0	1.0	700	$750	$1.07	15d	1	0.93mi
1135 S 1st St #7 Louisville, KY	2.0	1.0	837	$1,500	$1.79	24d	1	0.93mi
1009 S 3rd St #302 Louisville, KY	1.0	1.0	700	$750	$1.07	24d	1	0.94mi

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 70 DOM
2. 2026-06-18
   days on market $85,000 Active 67 DOM
3. 2026-06-17
   days on market $85,000 Active 66 DOM
4. 2026-06-16
   days on market $85,000 Active 65 DOM
5. 2026-06-15
   days on market $85,000 Active 64 DOM
6. 2026-06-13
   days on market $85,000 Active 62 DOM
7. 2026-06-10
   days on market $85,000 Active 59 DOM
8. 2026-06-09
   days on market $85,000 Active 58 DOM
9. 2026-06-08
   days on market $85,000 Active 57 DOM
10. 2026-06-07
    days on market $85,000 Active 56 DOM
11. 2026-06-03
    days on market $85,000 Active 52 DOM
12. 2026-06-02
    days on market $85,000 Active 51 DOM
13. 2026-06-01
    days on market $85,000 Active 50 DOM
14. 2026-05-31
    days on market $85,000 Active 49 DOM
15. 2026-05-21
    price $95,000
16. 2026-04-12
    listed $105,000 Active
17. 2011-08-22
    soldstatus $4,500 94-char remark

    Show marketing remark (94 chars)

    REDUCED! Investment Opportunity. Some updates throughout home. Call for an appointment to see.

18. 2011-08-22
    soldstatus $6,000

    Show marketing remark (94 chars)

    REDUCED! Investment Opportunity. Some updates throughout home. Call for an appointment to see.

19. 2010-07-22
    listed $8,300 94-char remark

    Show marketing remark (94 chars)

    REDUCED! Investment Opportunity. Some updates throughout home. Call for an appointment to see.

ⓘ 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: $270 · $22/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$461/yr (+$38/mo · 170.8%)

ⓘ 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 (unshaded) · 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: $12,149
• − Mortgage interest: −$4,761
• − Property taxes: −$270
• − Insurance: −$425
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,473
• Taxable income: $2,276
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,007/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

+1044.6% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $95,000 Metro Search MLS
• 2026-04-12 Listed $105,000 Metro Search MLS
• 2011-08-22 Sold (Public Records) $6,000 Public Records
• 2011-08-22 Sold (MLS) $4,500 Metro Search MLS
• 2010-07-22 Listed $8,300 Metro Search MLS

Property tax history

+3.8%/yr

Latest (2025): $270 · -1.9% YoY. Source: county tax records.