401 Amy Ave · Louisville, KY 40212

$140,000

2 bd · 1.0 ba · 1,011 sqft · SingleFamily · 8 Days on market

Built 1925 3,484 sqft lot

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Beautiful newly remodeled bungalow home. This home features new flooring, AC, windows, kitchen, and more. The laundry room was moved to the first floor. Make this your home! Call today.

Key facts

• Kitchen updates
• Updated flooring
• Fresh landscaping

Tags

• UPDATED FLOORING
• REPLACEMENT WINDOWS
• KITCHEN UPDATES
• NEWLY SCREENED FRONT PORCH
• FRESH LANDSCAPING
• NEWLY INSTALLED PRIVACY FENCE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Single-family residence; Bungalow/other style; Two stories; Built in 1925; Entry level: First floor living areas
• Construction: Wood frame construction; Shingle roof; Concrete block foundation
• Exterior features: Full yard fencing; Corner lot (directions indicate corner location)

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two bedrooms total; Primary bedroom on the first floor; Second bedroom on the second floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Five total rooms; 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 $140k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (22.8% below list).
• Recommended offer: $108k (22.8% below list) — sets the bar for 1% rule.

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 flat; 140 active listings in the ZIP; 40 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).
• This rent runs 36% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,063 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.77% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $86,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 W Muhammad Ali Blvd	0.46mi	2/1.0	1,006 (-0%)	10mo	$120,000	$119	70
3425 Vermont Ave	0.35mi	2/1.0	912 (-10%)	4mo	$36,500	$40	64
212 N 37th St	0.47mi	3/1.0 (+1)	1,036 (+2%)	8mo	$121,000	$117	62
3226 W Jefferson St	0.41mi	2/1.0	920 (-9%)	6mo	$48,000	$52	61
3924 Garfield Ave	0.62mi	2/1.0	972 (-4%)	8mo	$57,500	$59	58
100 Boston Ct	0.42mi	3/1.0 (+1)	1,080 (+7%)	9mo	$35,000	$32	57
3446 W Jefferson St	0.20mi	1/1.0 (-1)	874 (-14%)	12mo	$78,000	$89	53
117 N 34th St	0.44mi	3/1.0 (+1)	1,130 (+12%)	4mo	$34,000	$30	52
210 N 35th St	0.43mi	3/1.0 (+1)	1,119 (+11%)	7mo	$100,000	$89	51
722 S 37th St	0.72mi	2/1.0	1,092 (+8%)	4mo	$46,000	$42	50
125 N 46th St	0.72mi	2/1.0	1,107 (+10%)	6mo	$95,000	$86	45
4611 W Market St	0.71mi	3/1.0 (+1)	1,134 (+12%)	11mo	$155,000	$137	33

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.70×
• Total profit: $66,623
• Equity at exit: $126,123

10-year hold

• IRR: 18.6%
• Equity multiple: 6.02×
• Total profit: $196,891
• Equity at exit: $271,989

Cash invested: $39,200 (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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 140
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$734
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-110

Break-even live

Break-even rent $1,220

Max offer price $120,594

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-70	+0% $-110	+5% $-149	+10% $-189
Rent	-10% $-195	-5% $-153	+0% $-110	+5% $-67	+10% $-24
Rate	-1.0pp $-39	-0.5pp $-74	base $-110	+0.5pp $-146	+1.0pp $-183

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Hansbrough Pl Unit 101 Louisville, KY	2.0	1.0	924	$1,080	$1.17	24d	1	0.23mi
4020 Larkwood Ave Louisville, KY	1.0	1.0	1446	$785	$0.54	24d	1	0.25mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	21d	1	0.27mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	4d	1	0.31mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	19d	1	0.32mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	16d	1	0.34mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	24d	1	0.38mi
127 Boston Ct Louisville, KY	2.0	1.0	725	$1,100	$1.52	24d	1	0.39mi
4141 W Market St Unit 1 Louisville, KY	2.0	1.0	771	$925	$1.20	3d	1	0.39mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	16d	1	0.40mi
106 N 40th St Louisville, KY	3.0	1.0	1325	$1,220	$0.92	4d	1	0.40mi
4143 W Market St Unit 2 Louisville, KY	2.0	1.0	700	$850	$1.21	24d	1	0.40mi
127 N 40th St Louisville, KY	3.0	2.0	1500	$1,570	$1.05	4d	1	0.44mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	24d	1	0.48mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	24d	1	0.49mi
644 S 40th St Louisville, KY	2.0	1.0	1200	$1,500	$1.25	3d	1	0.51mi
219 N 37th St Louisville, KY	2.0	1.0	700	$1,150	$1.64	24d	1	0.53mi
320 N 36th St Louisville, KY	3.0	1.0	830	$1,225	$1.48	16d	1	0.55mi
313 N 42nd St Louisville, KY	3.0	1.0	900	$1,250	$1.39	4d	1	0.60mi
3901 Jewell Ave Louisville, KY	3.0	1.0	1069	$1,140	$1.07	21d	1	0.61mi
3910 Garfield Ave Louisville, KY	2.0	1.0	872	$1,035	$1.19	4d	1	0.65mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	0.68mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	24d	1	0.71mi
112 S 46th St Louisville, KY	3.0	1.0	902	$1,200	$1.33	24d	1	0.71mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	0.72mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	4d	1	0.72mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	24d	1	0.72mi
2927 Rowan St Louisville, KY	3.0	1.0	1008	$1,205	$1.20	12d	1	0.76mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	24d	1	0.79mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	11d	1	0.80mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	4d	1	0.83mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	16d	1	0.83mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	4d	1	0.86mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	24d	1	0.89mi
836 S 41st St Louisville, KY	3.0	1.0	1300	$1,300	$1.00	19d	1	0.90mi
2925 Slevin St Louisville, KY	2.0	1.0	896	$775	$0.86	4d	1	0.94mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	24d	1	0.96mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	24d	1	0.99mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	17d	1	0.99mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	24d	1	0.99mi

Listing history 6 events

1. 2026-06-18
   days on market $140,000 Active 8 DOM
2. 2026-06-17
   days on market $140,000 Active 7 DOM
3. 2026-06-16
   days on market $140,000 Active 6 DOM
4. 2026-06-15
   days on market $140,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $140,000 Active 3 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: $1,386 · $116/mo
• Projected year-2 tax: $1,386 · $116/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 7/10 Severe FEMA zone X · 99% 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: $12,968
• − Mortgage interest: −$7,842
• − Property taxes: −$1,386
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$4,073
• Taxable loss: −$3,775
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $-412/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): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

+169.2% since first listed

15 events — show timeline

• 2026-06-10 Listed $140,000 Metro Search MLS
• 2023-04-28 Sold (Public Records) $110,000 Public Records
• 2023-04-26 Sold (MLS) $110,000 Metro Search MLS
• 2023-04-15 Pending — Metro Search MLS
• 2023-04-11 Listed $125,000 Metro Search MLS
• 2022-03-17 Listing Removed — Metro Search MLS
• 2022-02-25 Listed $65,000 Metro Search MLS
• 2015-05-20 Sold (MLS) $18,000 Metro Search MLS
• 2015-05-06 Pending — Metro Search MLS
• 2015-04-20 Listed $25,000 Metro Search MLS
• 2015-04-20 Price Changed $21,900 Metro Search MLS
• 2014-10-31 Listing Removed — Metro Search MLS
• 2014-04-29 Listed $27,500 Metro Search MLS
• 2007-06-30 Listing Removed — Metro Search MLS
• 2006-04-03 Listed $51,999 Metro Search MLS

Property tax history

+13.3%/yr

Latest (2025): $1,386 · -1.9% YoY. Source: county tax records.