3617 Del Park Ter · Louisville, KY 40211

$60,000

2 bd · 1.0 ba · 1,117 sqft · SingleFamily · 41 Days on market

Built 1925 6,909 sqft lot Est $88k · 32% 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 +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property with loads of potential. Located on a quiet street w/porch First floor has 2 bedrooms, den, dining room, kitchen and bath. Second floor has 2 additional rooms that is non conforming square footage. Large backyard with mature trees.

Key facts

• Flexible space
• Front porch
• Large backyard

Tags

• FRONT PORCH
• SPACIOUS LAYOUT
• FLEXIBLE SPACE
• LARGE BACKYARD
• MATURE TREES

Property features AI

Finance

• HOA & community: No association fee; No monthly maintenance

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence, Cape Cod style; 1 story
• Construction: Built in 1925; Stucco exterior; Shingle roof; Poured concrete foundation
• Exterior features: Level lot; No fencing; Lot dimensions approximately 35.8 x 200

Interior

• Kitchen: Kitchen on the first floor; Dining room on the first floor
• Bedrooms: 2 bedrooms, both on the first floor; First-floor primary bedroom
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning units
• Interior features: 8 total rooms; 3 closets; Unfinished basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $474 ($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: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 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).
• This rent runs 42% of the median local income ($32k/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 $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 + 4.9% 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 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.88%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $88,243
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 S 37th St	0.33mi	2/1.0	1,092 (-2%)	4mo	$46,000	$42	78
3418 Del Park Ter	0.19mi	2/1.0	1,164 (+4%)	11mo	$133,000	$114	75
802 Sutcliffe Ave	0.41mi	2/1.0	1,162 (+4%)	4mo	$110,000	$95	71
431 Amy Ave	0.31mi	2/1.0	1,223 (+10%)	5mo	$80,000	$65	66
811 S 37th St	0.43mi	2/1.0	1,168 (+5%)	11mo	$43,334	$37	63
3212 W Kentucky St	0.73mi	2/1.5	1,104 (-1%)	2mo	$45,000	$41	60
117 N 34th St	0.70mi	3/1.0 (+1)	1,130 (+1%)	4mo	$34,000	$30	57
844 Louis Coleman Jr Dr	0.57mi	3/1.0 (+1)	1,008 (-10%)	3mo	$109,000	$108	50
4215 W Muhammad Ali Blvd	0.61mi	2/1.0	1,006 (-10%)	10mo	$120,000	$119	47
622 S 42nd St	0.55mi	2/1.5	1,267 (+13%)	3mo	$100,000	$79	47
822 S 42nd St	0.72mi	1/1.0 (-1)	1,050 (-6%)	5mo	$52,000	$50	47
3419 Greenwood Ave	0.72mi	3/1.0 (+1)	1,033 (-8%)	3mo	$120,000	$116	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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.35×
• Total profit: $22,632
• Equity at exit: $8,946

10-year hold

• IRR: 39.5%
• Equity multiple: 5.03×
• Total profit: $67,745
• 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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 140
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$315
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $474

Break-even live

Break-even rent $512

Max offer price $60,000

Occupancy floor 52%

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
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	23d	1	0.16mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	23d	1	0.17mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	23d	1	0.20mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	20d	1	0.20mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	16d	1	0.24mi
644 S 40th St Louisville, KY	2.0	1.0	1200	$1,500	$1.25	2d	1	0.36mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	3d	1	0.37mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	0.41mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	23d	1	0.41mi
4020 Larkwood Ave Louisville, KY	1.0	1.0	1446	$785	$0.54	23d	1	0.44mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	23d	1	0.45mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	23d	1	0.46mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	3d	1	0.50mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	10d	1	0.52mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	0.52mi
110 Hansbrough Pl Unit 101 Louisville, KY	2.0	1.0	924	$1,080	$1.17	23d	1	0.58mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	16d	1	0.59mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	19d	1	0.60mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	23d	1	0.61mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	23d	1	0.62mi
836 S 41st St Louisville, KY	3.0	1.0	1300	$1,300	$1.00	19d	1	0.64mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	16d	1	0.65mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	3d	1	0.68mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	3d	1	0.68mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	23d	1	0.68mi
4141 W Market St Unit 1 Louisville, KY	2.0	1.0	771	$925	$1.20	2d	1	0.71mi
127 Boston Ct Louisville, KY	2.0	1.0	725	$1,100	$1.52	23d	1	0.72mi
4143 W Market St Unit 2 Louisville, KY	2.0	1.0	700	$850	$1.21	23d	1	0.72mi
106 N 40th St Louisville, KY	3.0	1.0	1325	$1,220	$0.92	3d	1	0.75mi
127 N 40th St Louisville, KY	3.0	2.0	1500	$1,570	$1.05	3d	1	0.78mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	23d	1	0.79mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	0.81mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	21d	1	0.85mi
219 N 37th St Louisville, KY	2.0	1.0	700	$1,150	$1.64	23d	1	0.86mi
320 N 36th St Louisville, KY	3.0	1.0	830	$1,225	$1.48	16d	1	0.87mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	23d	1	0.88mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	23d	1	0.88mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	17d	1	0.88mi
2927 Rowan St Louisville, KY	3.0	1.0	1008	$1,205	$1.20	11d	1	0.90mi
313 N 42nd St Louisville, KY	3.0	1.0	900	$1,250	$1.39	3d	1	0.94mi

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 41 DOM
2. 2026-06-17
   days on market $60,000 Active 40 DOM
3. 2026-06-16
   days on market $60,000 Active 39 DOM
4. 2026-06-15
   days on market $60,000 Active 38 DOM
5. 2026-06-13
   days on market $60,000 Active 36 DOM
6. 2026-06-10
   days on market $60,000 Active 33 DOM
7. 2026-06-09
   days on market $60,000 Active 32 DOM
8. 2026-06-08
   days on market $60,000 Active 31 DOM
9. 2026-06-07
   days on market $60,000 Active 30 DOM
10. 2026-06-03
    days on market $60,000 Active 26 DOM
11. 2026-06-02
    days on market $60,000 Active 25 DOM
12. 2026-06-01
    days on market $60,000 Active 24 DOM
13. 2026-05-31
    days on market $60,000 Active 23 DOM
14. 2026-05-08
    listed $60,000 Active
15. 2022-06-06
    soldstatus $62,000
16. 2022-06-03
    soldstatus $62,000 Closed 261-char remark

    Show marketing remark (261 chars)

    Great investment property with loads of potential. Located on a quiet street w/porch First floor has 2 bedrooms, den, dining room, kitchen and bath. Second floor has 2 additional rooms that is non conforming square footage. Large backyard with mature trees.

17. 2022-05-21
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Great investment property with loads of potential. Located on a quiet street w/porch First floor has 2 bedrooms, den, dining room, kitchen and bath. Second floor has 2 additional rooms that is non conforming square footage. Large backyard with mature trees.

18. 2022-05-19
    listed $60,000 Active 261-char remark

    Show marketing remark (261 chars)

    Great investment property with loads of potential. Located on a quiet street w/porch First floor has 2 bedrooms, den, dining room, kitchen and bath. Second floor has 2 additional rooms that is non conforming square footage. Large backyard with mature trees.

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,353
• − Mortgage interest: −$3,361
• − Property taxes: −$781
• − Insurance: −$300
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,745
• Taxable income: $5,029
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $4,485/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

+0.0% since first listed

5 events — show timeline

• 2026-05-08 Listed $60,000 Metro Search MLS
• 2022-06-06 Sold (Public Records) $62,000 Public Records
• 2022-06-03 Sold (MLS) $62,000 Metro Search MLS
• 2022-05-21 Pending — Metro Search MLS
• 2022-05-19 Listed $60,000 Metro Search MLS

Property tax history

-3.1%/yr

Latest (2025): $781 · -1.9% YoY. Source: county tax records.