1907 Lytle St · Louisville, KY 40203

$60,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily · 111 Days on market

Built 1900 2,700 sqft lot Est $86k · 31% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold as-is, needs work. Subject to Seller's addendum. Qualified buyers only.

Key facts

• 2,700 sq ft lot
• Built 1900
• Listed 111 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single-story house
• Construction: Vinyl siding exterior; Block foundation; Shingle roof; Built as a house
• Exterior features: Shed(s); Few trees on the lot; Neighborhood view; Wire fencing

Interior

• Bathrooms: One full bathroom
• Interior features: Storm windows; Blinds; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

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: Engelhard Elementary (math 8% / reading 12%, grade F, #648 of 676 statewide, top 98%, 276 students, 76% FRL); Westport Middle (math 16% / reading 38%, grade F, #172 of 217 statewide, top 80%, 1,177 students, 55% FRL); Western High (math 2% / reading 12%, grade F, #248 of 254 statewide, top 98%, 869 students, 77% FRL).
• Zoned-school proficiency averages 15% at this address vs 27% district-wide (-12 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 (+3.7%/yr); 114 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $415 of loan paydown is wiped out by about $2k 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 + 3.7% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $4k; list at $60k implies a 1312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1900 — 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: 1.90% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.09%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $86,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1922 Bank St	0.07mi	2/1.0 (-1)	1,020 (-1%)	3mo	$110,950	$109	88
1914 Lytle St	0.03mi	3/1.0	930 (-10%)	1mo	$104,000	$112	82
1729 Portland Ave	0.16mi	2/1.0 (-1)	1,072 (+4%)	2mo	$68,900	$64	79
1814 Rowan St	0.33mi	2/1.0 (-1)	1,038 (+1%)	1mo	$30,200	$29	77
1617 Bank St	0.33mi	3/1.0	1,145 (+11%)	2mo	$120,000	$105	64
428 N 20th St	0.12mi	2/1.0 (-1)	894 (-13%)	7mo	$46,000	$51	62
1707 Baird St	0.23mi	2/1.0 (-1)	896 (-13%)	3mo	$45,000	$50	60
2419 Montgomery St	0.59mi	3/1.0	1,092 (+6%)	4mo	$92,000	$84	59
2511 Bank St	0.50mi	2/1.0 (-1)	960 (-7%)	6mo	$10,000	$10	55
2321 W Market St	0.63mi	3/1.0	1,138 (+11%)	1mo	$110,000	$97	52
363 N 27th St	0.72mi	2/1.0 (-1)	972 (-5%)	6mo	$36,500	$38	48
365 N 27th St	0.72mi	2/1.0 (-1)	1,093 (+6%)	6mo	$95,000	$87	46

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 2.44×
• Total profit: $24,190
• Equity at exit: $8,946

10-year hold

• IRR: 41.1%
• Equity multiple: 5.00×
• Total profit: $67,150
• Equity at exit: $5,188

Cash invested: $16,800 (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 40203

• Home prices YoY: -13.8%
• Rents YoY: 3.7%
• Active inventory: 114
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$315
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $519

Break-even live

Break-even rent $483

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $553	-5% $536	+0% $519	+5% $502	+10% $485
Rent	-10% $429	-5% $474	+0% $519	+5% $564	+10% $609
Rate	-1.0pp $549	-0.5pp $535	base $519	+0.5pp $504	+1.0pp $488

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 Baird St Louisville, KY	3.0	1.0	1500	$1,100	$0.73	16d	1	0.07mi
409 N 20th St Louisville, KY	3.0	1.0	1200	$1,050	$0.88	3d	1	0.13mi
500 N 17th St Unit 301 Louisville, KY	2.0	1.0	775	$1,200	$1.55	16d	1	0.22mi
500 N 17th St Apt 309 Louisville, KY	2.0	1.0	775	$1,200	$1.55	24d	1	0.22mi
200 N 18th St Unit 200-4 Louisville, KY	2.0	1.0	740	$775	$1.05	20d	1	0.29mi
1704 Rowan St Unit 1704-2 Louisville, KY	3.0	1.0	740	$850	$1.15	24d	1	0.35mi
120 N 20th St Louisville, KY	3.0	1.5	1300	$1,400	$1.08	24d	1	0.36mi
112 N 18th St Louisville, KY	2.0	1.0	944	$1,050	$1.11	24d	1	0.36mi
331 N 23rd St Louisville, KY	2.0	1.0	855	$1,150	$1.35	17d	1	0.38mi
2132 Rowan St Louisville, KY	1.0–2.0	1.0–2.0	875	$928	$1.06	3d	4	0.43mi
322 N 24th St Louisville, KY	2.0	1.0	950	$1,100	$1.16	16d	1	0.50mi
451 N 25th St Unit Mk Louisville, KY	2.0	1.0	988	$875	$0.89	3d	1	0.51mi
2433 Slevin St Unit 2433-2 Louisville, KY	3.0	1.0	800	$875	$1.09	3d	1	0.54mi
214 N 24th St Louisville, KY	3.0	1.5	1012	$915	$0.90	24d	1	0.55mi
1612 W Market St Unit 2 Louisville, KY	2.0	2.0	900	$1,000	$1.11	24d	1	0.56mi
212 N 25th St Louisville, KY	3.0	1.0	1104	$895	$0.81	24d	1	0.63mi
2506 Montgomery St Louisville, KY	3.0	2.0	1081	$1,295	$1.20	3d	4	0.70mi
2508 W Main St Louisville, KY	3.0	1.0	1327	$1,500	$1.13	24d	1	0.72mi
2529 W Main St #2 Louisville, KY	3.0	1.0	1404	$1,200	$0.85	24d	1	0.74mi
353 N 27th St Louisville, KY	2.0	1.0	1100	$1,100	$1.00	24d	1	0.75mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	16d	1	0.84mi
430 S 24th St Louisville, KY	3.0	1.5	1288	$1,400	$1.09	24d	1	0.90mi
2221 W Madison St Louisville, KY	3.0	1.0	1000	$1,350	$1.35	24d	1	0.91mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	21d	1	0.91mi
2614 W Jefferson St Unit 2614-4 Louisville, KY	2.0	1.0	740	$795	$1.07	24d	1	0.94mi
522 N 29th St Louisville, KY	3.0	1.0	1031	$1,300	$1.26	3d	1	0.94mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	24d	1	0.95mi
2623 Cedar St Louisville, KY	3.0	1.0	1000	$1,000	$1.00	24d	1	0.99mi
2906 Montgomery St Unit B Louisville, KY	3.0	1.0	1152	$1,060	$0.92	24d	1	1.02mi
652 N 29th St Louisville, KY	3.0	1.0	1127	$1,350	$1.20	17d	1	1.02mi
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	11d	1	1.04mi
2925 Slevin St Louisville, KY	2.0	1.0	896	$775	$0.86	3d	1	1.04mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	17d	1	1.05mi
980 W Liberty St Louisville, KY	1.0–3.0	1.0–1.5	1026	$1,535	$1.50	24d	133	1.08mi
2927 Rowan St Louisville, KY	3.0	1.0	1008	$1,205	$1.20	12d	1	1.10mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	24d	1	1.13mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	17d	1	1.13mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	24d	1	1.13mi
509 N 31st St Louisville, KY	2.0	1.0	800	$795	$0.99	24d	1	1.14mi
509 N 31st St Louisville, KY	2.0	1.0	800	$725	$0.91	16d	1	1.14mi

Listing history 10 events

1. 2026-06-03
   days on market $60,000 Active 111 DOM
2. 2026-06-02
   days on market $60,000 Active 110 DOM
3. 2026-06-01
   days on market $60,000 Active 109 DOM
4. 2026-05-31
   days on market $60,000 Active 108 DOM
5. 2026-04-08
   price $60,000
6. 2026-03-06
   price $65,000
7. 2026-02-18
   price $68,000
8. 2026-02-12
   listed $55,000 Active
9. 2006-03-29
   soldstatus $4,250 76-char remark

   Show marketing remark (76 chars)

   Sold as-is, needs work. Subject to Seller's addendum. Qualified buyers only.

10. 2005-10-12
    listed $7,000 76-char remark

    Show marketing remark (76 chars)

    Sold as-is, needs work. Subject to Seller's addendum. Qualified buyers only.

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$15/yr (+$1/mo · 3.0%)

ⓘ 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 ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,681
• − Mortgage interest: −$3,361
• − Property taxes: −$501
• − Insurance: −$300
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,745
• Taxable income: $5,585
• Est. tax owed @ 24.0%: −$1,340
• After-tax cash flow: $4,891/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): 17,742
• Household income: $30,794
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 1603.0

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: Black 49% White 44% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -64.74%
• Current HPI: 405.1872
• Rent YoY: ▲ 3.73%
• 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

+757.1% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $60,000 ImagineMLS
• 2026-03-06 Price Changed $65,000 ImagineMLS
• 2026-02-18 Price Changed $68,000 ImagineMLS
• 2026-02-12 Listed $55,000 ImagineMLS
• 2006-03-29 Sold (MLS) $4,250 Metro Search MLS
• 2005-10-12 Listed $7,000 Metro Search MLS

Property tax history

+2.4%/yr

Latest (2025): $501 · -1.9% YoY. Source: county tax records.