1125 Berry Blvd · Louisville, KY 40215

$169,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily · 10 Days on market

Built 1941 5,249 sqft lot Est $164k · at est.

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +6.2/15.0
• DSCR +4.6/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 3 bedroom home with an unfinished basement nestled in a quiet neighborhood conveniently located near expressways, schools, shopping and restaurants. This home features fresh paint throughout, new carpet in the bedrooms, security system, hardwood floors, lots of storage and natural light. On the main floor, you will find a HUGE family room with ceiling fan and hardwood floors, eat in kitchen, master bedroom, 2 other good-sized bedrooms and a full bath. All kitchen appliances to stay with the new owner! On the back of the house, there is an enclosed porch with storage underneath. This storage is great for lawn equipment. Upstairs you will find 2 very large rooms. These rooms can be used as another bedroom, office, exercise room, craft room, playroom, etc. Your imagination is the limit with this great space! As if this were not enough, there is an unfinished basement that has the laundry room, utility sink, enclosed workshop and lots of shelving and storage. Outside, there is a large, fully fenced backyard and a one car detached garage. There is an alley behind the garage and the garage features 2 8-foot doors in the front and back allowing for "pull thru" capability. THIS HOME HAS IT ALL AND IS A MUST SEE! CALL TODAY FOR YOUR PRIVATE SHOWING.

Key facts

• Security system
• Pull thru capability
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• SECURITY SYSTEM
• ENCLOSED PORCH
• FULLY FENCED BACKYARD
• PULL THRU CAPABILITY

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family bungalow; One story
• Construction: Built in 1941; Vinyl siding; Shingle roof; Poured concrete foundation
• Exterior features: Chain link and other type fencing; Lot approximately 0.12 acres

Interior

• Kitchen: Eat-in kitchen on the first floor
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor; All bedrooms located on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Seven total rooms; Basement present and unfinished; Living room; Office/den on second floor; Additional second-floor room (other)
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $55 ($665/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 $146k (13.6% below list).
• Recommended offer: $146k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+5.2%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% of the median local income ($44k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $105k; list at $169k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $146,015 (13.6% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $164,302
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 W Whitney Ave	0.20mi	3/1.0	1,508 (+4%)	2mo	$170,000	$113	83
1119 Hathaway Ave	0.07mi	3/1.0	1,638 (+13%)	4mo	$70,000	$43	73
576 Longfield Ave	0.52mi	3/1.0	1,414 (-3%)	1mo	$179,300	$127	70
1408 Mccoy Ave	0.48mi	3/1.0	1,424 (-2%)	5mo	$131,000	$92	70
1100 Carlisle Ave	0.18mi	2/1.5 (-1)	1,360 (-6%)	8mo	$192,000	$141	67
1410 Weyler Ave	0.53mi	3/1.5	1,366 (-6%)	1mo	$205,000	$150	62
1121 Larchmont Ave	0.74mi	3/2.0	1,426 (-2%)	3mo	$150,000	$105	56
1006 Camden Ave	0.34mi	4/2.0 (+1)	1,322 (-9%)	7mo	$140,000	$106	54
1338 Earl Ave	0.57mi	3/2.0	1,352 (-7%)	6mo	$185,000	$137	53
1009 W Ashland Ave	0.70mi	3/2.0	1,525 (+5%)	4mo	$240,000	$157	52
701 W Evelyn Ave	0.57mi	2/2.0 (-1)	1,380 (-5%)	6mo	$128,700	$93	51
1330 Phyllis Ave	0.59mi	4/2.0 (+1)	1,333 (-8%)	7mo	$80,500	$60	44

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.56×
• Total profit: $-20,636
• Equity at exit: $25,198

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $393
• Equity at exit: $14,612

Cash invested: $47,320 (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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 119
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$886
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $55

Break-even live

Break-even rent $1,390

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $103	+0% $55	+5% $8	+10% $-40
Rent	-10% $-60	-5% $-2	+0% $55	+5% $113	+10% $171
Rate	-1.0pp $141	-0.5pp $98	base $55	+0.5pp $12	+1.0pp $-33

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 W Evelyn Ave Louisville, KY	3.0	1.5	1520	$1,650	$1.09	25d	1	0.27mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	13d	1	0.34mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	3d	1	0.34mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	17d	1	0.36mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	13d	1	0.41mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	25d	1	0.45mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	25d	1	0.55mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	25d	1	0.55mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	25d	1	0.56mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	17d	1	0.61mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	25d	1	0.63mi
4010 Taylor Blvd Louisville, KY	4.0	2.0	1612	$3,000	$1.86	17d	1	0.73mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	11d	1	0.75mi
4133 S 5th St Louisville, KY	4.0	1.0	1200	$1,435	$1.20	17d	1	0.75mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	25d	1	0.76mi
4007 Southern Pkwy Unit 1 Louisville, KY	4.0	1.0	1500	$1,395	$0.93	4d	1	0.80mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	4d	1	0.80mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	25d	2	0.81mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	16d	4	0.81mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	4d	1	0.81mi
4513 S 6th St Louisville, KY	3.0	2.0	1581	$2,650	$1.68	25d	1	0.84mi
310 W Kenton St Louisville, KY	3.0	2.0	1295	$1,350	$1.04	25d	1	0.84mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	25d	1	0.86mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	17d	1	0.92mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	17d	1	0.94mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	4d	1	0.99mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	25d	1	0.99mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	17d	1	1.02mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	17d	1	1.06mi
3102 Grant Ave Louisville, KY	4.0	2.0	1603	$1,595	$1.00	25d	1	1.07mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	16d	3	1.13mi
508 M St Louisville, KY	2.0	1.5	1035	$1,100	$1.06	25d	1	1.18mi
114 E Florence Ave Apt 21 Louisville, KY	2.0	1.0	936	$1,275	$1.36	25d	1	1.18mi
114 E Florence Ave Unit 19 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	17d	1	1.18mi
4406 S Brook St Apt 27 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	13d	1	1.18mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	25d	1	1.19mi
119 E Southern Heights Ave Louisville, KY	3.0	1.0	1000	$1,250	$1.25	25d	1	1.22mi
2913 S 3rd St Louisville, KY	2.0	1.0	1026	$1,200	$1.17	25d	1	1.23mi
4725 Southern Pkwy Unit 1 Louisville, KY	2.0	1.0	1296	$925	$0.71	4d	1	1.24mi
1147 Lincoln Ave Louisville, KY	4.0	1.0	1323	$1,295	$0.98	4d	1	1.26mi

Listing history 8 events

1. 2026-06-21
   days on market $169,000 Active 10 DOM
2. 2026-06-18
   price $169,000 Active 7 DOM
3. 2026-06-18
   days on market $175,000 Active 7 DOM
4. 2026-06-17
   days on market $175,000 Active 6 DOM
5. 2026-06-16
   days on market $175,000 Active 5 DOM
6. 2026-06-15
   days on market $175,000 Active 4 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $175,000 Active 2 DOM

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,522
• − Mortgage interest: −$9,467
• − Property taxes: −$1,697
• − Insurance: −$845
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,916
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,195/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): 20,532
• Household income: $43,725
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 997.0

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 0.63)
• Race & ethnicity: White 51% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -119.35%
• Current HPI: 227.8248
• Rent YoY: ▲ 5.16%
• 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

+66.7% since first listed

6 events — show timeline

• 2026-06-11 Listed $175,000 Metro Search MLS
• 2018-03-08 Sold (Public Records) $105,000 Public Records
• 2018-02-28 Sold (MLS) $105,000 Metro Search MLS
• 2018-02-15 Pending — Metro Search MLS
• 2018-01-24 Contingent — Metro Search MLS
• 2018-01-10 Listed $105,000 Metro Search MLS

Property tax history

+5.8%/yr

Latest (2025): $1,697 · -1.9% YoY. Source: county tax records.