2530 W Kentucky St · Louisville, KY 40210

$150,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily · 99 Days on market

Built 1920 4,047 sqft lot Est $124k · 21% over

---

Why this score? — see what drove the C- 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 +18.8/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• Rent growth +4.5/5.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

*FORECLOSURE PROPERTY* Needs work. Sold ''As Is'' with no warranties and no concessions.

Key facts

• New flooring
• Upgraded kitchen
• New appliances

Tags

• NEW ROOF
• NEW APPLIANCES
• FRESH INTERIOR PAINT
• FRESHLY PAINTED EXTERIOR
• NEW FLOORING
• UPGRADED KITCHEN

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Natural gas and electric service
• Home design: Single Family Residence, Bungalow style; 1 story
• Construction: Built in 1920; Vinyl siding and wood frame construction; Flat and shingle roof; Concrete block foundation
• Exterior features: Sidewalk; Wood and chain-link fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms total; 2 bedrooms on the first floor; 1 bedroom on the second floor; Bedrooms located on the first and second floors
• Bathrooms: 2 full bathrooms; Full bathrooms located on the first and second floors
• Heating & cooling: Heating available: Electric and Natural Gas; Central air conditioning; 1 HVAC unit
• Interior features: 5 total rooms; 4 closets; Finished basement
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $133k (11.5% below list).
• Recommended offer: $133k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+8.1%/yr); 91 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,328/mo this rent would consume 45% of the median local household income ($35k/yr) (locally 815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $132,805 (11.5% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $123,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2530 W Kentucky St	0.00mi	3/2.0	1,900 (0%)	1mo	$145,900	$77	99
2724 Hale Ave	0.31mi	3/1.5	1,891 (-0%)	2mo	$55,000	$29	81
2341 Grand Ave	0.13mi	3/1.5	2,002 (+5%)	4mo	$129,900	$65	79
2532 Garland Ave	0.13mi	4/2.5 (+1)	1,720 (-10%)	8mo	$159,000	$92	65
1834 W Kentucky St	0.46mi	2/1.0 (-1)	1,848 (-3%)	4mo	$63,000	$34	62
2314 Garland Ave	0.20mi	4/2.0 (+1)	2,122 (+12%)	8mo	$181,000	$85	60
2124 W Kentucky St	0.33mi	4/2.0 (+1)	1,675 (-12%)	5mo	$180,000	$107	55
1365 Cypress St	0.58mi	3/1.5	1,764 (-7%)	4mo	$165,000	$94	55
2001 Wilson Ave	0.61mi	3/2.0	1,764 (-7%)	8mo	$85,000	$48	53
2244 Date St	0.22mi	2/1.0 (-1)	1,642 (-14%)	7mo	$50,000	$30	52
1710 Gallagher St	0.66mi	3/1.0	1,662 (-12%)	2mo	$60,000	$36	43
3118 Virginia Ave	0.66mi	3/1.0	2,104 (+11%)	5mo	$106,000	$50	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 3.34×
• Total profit: $98,241
• Equity at exit: $135,132

10-year hold

• IRR: 26.7%
• Equity multiple: 8.12×
• Total profit: $299,017
• Equity at exit: $291,417

Cash invested: $42,000 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 91
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$787
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $151

Break-even live

Break-even rent $1,137

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $236	-5% $193	+0% $151	+5% $108	+10% $66
Rent	-10% $46	-5% $98	+0% $151	+5% $203	+10% $256
Rate	-1.0pp $226	-0.5pp $189	base $151	+0.5pp $112	+1.0pp $72

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	0.31mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	24d	1	0.31mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.37mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	4d	1	0.41mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	3d	1	0.62mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	22d	1	0.62mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	24d	1	0.62mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	11d	1	0.65mi
737 S 33rd St Louisville, KY	4.0	1.0	1356	$1,595	$1.18	24d	1	0.80mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	24d	1	0.89mi
1810 Magazine St Louisville, KY	3.0	1.5	1248	$1,450	$1.16	11d	1	0.90mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	4d	1	0.93mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	22d	1	0.93mi
2319 W Muhammad Ali Blvd Louisville, KY	4.0	1.0	1644	$1,300	$0.79	16d	1	0.94mi
430 S 24th St Louisville, KY	3.0	1.5	1288	$1,400	$1.09	24d	1	0.96mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	11d	1	0.97mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	16d	1	1.10mi
2508 W Main St Louisville, KY	3.0	1.0	1327	$1,500	$1.13	24d	1	1.27mi
2529 W Main St #2 Louisville, KY	3.0	1.0	1404	$1,200	$0.85	24d	1	1.31mi
627 S 38th St Louisville, KY	4.0	1.0	1300	$1,349	$1.04	16d	1	1.34mi
722 S 40th St Unit NA Louisville, KY	4.0	2.5	1556	$1,700	$1.09	4d	1	1.36mi
836 S 41st St Louisville, KY	3.0	1.0	1300	$1,300	$1.00	19d	1	1.39mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	16d	1	1.42mi
120 N 20th St Louisville, KY	3.0	1.5	1300	$1,400	$1.08	24d	1	1.43mi

Listing history 11 events

1. 2026-05-22
   soldstatus $145,900 Closed
2. 2026-05-19
   status Pending
3. 2026-03-18
   historical Active Under Contract
4. 2026-03-05
   status Active
5. 2026-02-06
   historical
6. 2026-01-14
   listed $150,000 Active
7. 2015-05-06
   soldstatus $25,000
8. 2009-04-14
   soldstatus $6,000 88-char remark

   Show marketing remark (88 chars)

   *FORECLOSURE PROPERTY* Needs work. Sold ''As Is'' with no warranties and no concessions.

9. 2008-12-20
   listed $6,000 88-char remark

   Show marketing remark (88 chars)

   *FORECLOSURE PROPERTY* Needs work. Sold ''As Is'' with no warranties and no concessions.

10. 2008-02-01
    historical
11. 2007-08-01
    listed $69,000

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$697/yr (+$58/mo · 117.5%)

ⓘ 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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,937
• − Mortgage interest: −$8,402
• − Property taxes: −$593
• − Insurance: −$750
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,364
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $1,981/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): 13,518
• Household income: $35,347
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 815.0

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 (84%)
• Race & ethnicity: Black 84% White 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3%

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: ▲ 28.45%
• Current HPI: 264.0146
• Rent YoY: ▲ 8.05%
• 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

+111.4% since first listed

11 events — show timeline

• 2026-05-22 Sold (MLS) $145,900 Metro Search MLS
• 2026-05-19 Pending — Metro Search MLS
• 2026-03-18 Contingent — Metro Search MLS
• 2026-03-05 Relisted — Metro Search MLS
• 2026-02-06 Listing Removed — Metro Search MLS
• 2026-01-14 Listed $150,000 Metro Search MLS
• 2015-05-06 Sold (Public Records) $25,000 Public Records
• 2009-04-14 Sold (MLS) $6,000 Metro Search MLS
• 2008-12-20 Listed $6,000 Metro Search MLS
• 2008-02-01 Listing Removed — Metro Search MLS
• 2007-08-01 Listed $69,000 Metro Search MLS

Property tax history

+5.6%/yr

Latest (2025): $593 · -1.9% YoY. Source: county tax records.