2733 Dumesnil St · Louisville, KY 40211

$115,000

6 bd · 4.0 ba · 2,219 sqft · MultiFamily · 32 Days on market

Built 1900 7,095 sqft lot Est $162k · 29% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity in Louisville featuring a cash-flowing duplex at 2733 Dumesnil Street bringing in a total of $1,507.05/month in rental income. Unit 1 rents for $750/month and Unit 2 rents for $757.05/month, with Unit 2 recently remodeled with fresh paint, updated flooring, and replaced appliances. This property offers strong value-add potential for investors looking to increase rents and build long-term equity. Conveniently located near downtown, shopping, and major roadways, this duplex is a great addition to any investment portfolio. Unit one is a one bedroom one bathroom that can be converted to a two bedroom. One bathroom and unit two is a two bedroom one bathroom that

Key facts

• Recently remodeled
• Replaced appliances
• Updated flooring

Tags

• CASH-FLOWING DUPLEX
• RECENTLY REMODELED
• UPDATED FLOORING
• REPLACED APPLIANCES
• STRONG VALUE-ADD POTENTIAL

Property features AI

Finance

• Other: Lot dimensions approximately 35 x 200 (0.16 acre); Building area reported as 1,973; Living area reported as 2,219
• Financial info: First-level unit currently listed with rent of 800.0
• HOA & community: No association fee

Exterior

• Parking: No covered parking
• Utilities: Electricity connected
• Home design: Duplex; Architectural style: Other
• Construction: Built in 1900; Vinyl siding; Other roof
• Exterior features: Balcony

Interior

• Kitchen: Second-level kitchen; First-level kitchen; Second-level range and refrigerator included; First-level range and refrigerator included
• Bedrooms: Total of 3 bedrooms; Second level contains 2 bedrooms; First level contains 1 bedroom
• Bathrooms: One full bath on the second level; One full bath on the first level
• Heating & cooling: Forced air heating with 2 furnaces; Central air conditioning
• Interior features: Separate meters for units; Basement
• Laundry & utility: Tenant pays electric, gas, water, sewer, and cable; owner pays trash removal

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$161,987) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $580/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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); 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $2,426/mo this rent would consume 92% 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 $795 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 + 4.9% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $100k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.11% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.25%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $161,987
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 S 28th St	0.45mi	5/2.5 (-1)	2,178 (-2%)	10mo	$160,000	$73	57

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: 42.2%
• Equity multiple: 2.86×
• Total profit: $59,943
• Equity at exit: $17,147

10-year hold

• IRR: 49.1%
• Equity multiple: 6.19×
• Total profit: $167,251
• Equity at exit: $9,943

Cash invested: $32,200 (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: 144
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$603
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,161

Break-even live

Break-even rent $957

Max offer price $115,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,226	-5% $1,193	+0% $1,161	+5% $1,128	+10% $1,095
Rent	-10% $969	-5% $1,065	+0% $1,161	+5% $1,256	+10% $1,352
Rate	-1.0pp $1,218	-0.5pp $1,190	base $1,161	+0.5pp $1,131	+1.0pp $1,100

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,426
Total (2 units)			$2,426

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 S 23rd St Louisville, KY	5.0	1.0	2228	$2,100	$0.94	18d	1	0.71mi
3909 W Broadway Louisville, KY	5.0	2.0	2000	$1,745	$0.87	17d	1	1.36mi
4220 Sunset Ave Louisville, KY	5.0	1.5	1464	$1,950	$1.33	2d	1	1.43mi

Listing history 35 events

1. 2026-06-21
   days on market $115,000 Active 32 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   days on market $115,000 Active 29 DOM
4. 2026-06-17
   days on market $115,000 Active 28 DOM
5. 2026-06-16
   days on market $115,000 Active 27 DOM
6. 2026-06-15
   days on market $115,000 Active 26 DOM
7. 2026-06-13
   days on market $115,000 Active 24 DOM
8. 2026-06-10
   days on market $115,000 Active 21 DOM
9. 2026-06-09
   days on market $115,000 Active 20 DOM
10. 2026-06-08
    days on market $115,000 Active 19 DOM
11. 2026-06-07
    days on market $115,000 Active 18 DOM
12. 2026-06-03
    days on market $115,000 Active 14 DOM
13. 2026-06-02
    days on market $115,000 Active 13 DOM
14. 2026-06-01
    days on market $115,000 Active 12 DOM
15. 2026-05-31
    days on market $115,000 Active 11 DOM
16. 2026-05-20
    listed $115,000 Active
17. 2026-02-05
    historical
18. 2025-11-11
    status Active
19. 2025-10-29
    historical Active Under Contract
20. 2025-10-23
    price $120,000
21. 2025-07-21
    status Active
22. 2025-06-27
    historical Active Under Contract
23. 2025-06-03
    listed $155,900 Active
24. 2024-12-09
    listed $175,000 Active
25. 2024-12-09
    historical
26. 2021-10-15
    soldstatus $100,000
27. 2021-10-12
    soldstatus $100,000 Closed
28. 2021-08-18
    status Pending
29. 2021-08-15
    listed $100,000 Active
30. 2015-08-28
    historical
31. 2015-04-02
    listed $75,000 Active
32. 2014-12-31
    historical
33. 2014-10-02
    listed $75,000
34. 2008-03-30
    historical
35. 2007-09-25
    listed $92,500

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $29,112
• − Mortgage interest: −$6,442
• − Property taxes: −$1,260
• − Insurance: −$575
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$3,345
• Taxable income: $12,832
• Est. tax owed @ 24.0%: −$3,080
• After-tax cash flow: $10,847/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

+24.3% since first listed

20 events — show timeline

• 2026-05-20 Listed $115,000 Metro Search MLS
• 2026-02-05 Listing Removed — Metro Search MLS
• 2025-11-11 Relisted — Metro Search MLS
• 2025-10-29 Contingent — Metro Search MLS
• 2025-10-23 Price Changed $120,000 Metro Search MLS
• 2025-07-21 Relisted — Metro Search MLS
• 2025-06-27 Contingent — Metro Search MLS
• 2025-06-03 Listed $155,900 Metro Search MLS
• 2024-12-09 Listing Removed — Metro Search MLS
• 2024-12-09 Listed $175,000 Metro Search MLS
• 2021-10-15 Sold (Public Records) $100,000 Public Records
• 2021-10-12 Sold (MLS) $100,000 Metro Search MLS
• 2021-08-18 Pending — Metro Search MLS
• 2021-08-15 Listed $100,000 Metro Search MLS
• 2015-08-28 Listing Removed — Metro Search MLS
• 2015-04-02 Listed $75,000 Metro Search MLS
• 2014-12-31 Listing Removed — Metro Search MLS
• 2014-10-02 Listed $75,000 Metro Search MLS
• 2008-03-30 Listing Removed — Metro Search MLS
• 2007-09-25 Listed $92,500 Metro Search MLS

Property tax history

+6.2%/yr

Latest (2025): $1,260 · -1.9% YoY. Source: county tax records.