1443 Berry Blvd · Louisville, KY 40215

$150,000

4 bd · 1.0 ba · 1,141 sqft · SingleFamily · 153 Days on market

Built 1925 6,277 sqft lot Est $170k · 12% under

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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 +21.0/30.0
• ARV discount +12.8/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention first time home buyer / investors.. Excellent opportunity near Churchill Downs. Excellent corner lot with nice backyard for entertaining and plenty of parking. 3 bedroom with living room and dining on first floor. 2 bedrooms on 2nd floor with a finished room in the basement for possible use as a bedroom. Property is being sold as is.

Key facts

• 6,277 sq ft lot
• Parking
• Built 1925

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single family residence; Traditional style; One story
• Construction: Built in 1925; Vinyl siding; Shingle roof; Partially finished below-grade area (708 below-grade unfinished space)
• Exterior features: Chain link fencing; Lot dimensions approximately 35 x 190

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms total; Primary bedroom on the first floor; Two bedrooms on the second floor; Two bedrooms on the first floor; No basement bedrooms
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Seven total rooms; Five closets; Partially finished basement
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $144k (4.3% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 121 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 $4k 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

• It's been on market 153 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $150k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.96% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $170,009
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3535 Kahlert Ave	0.16mi	4/1.0	1,150 (+1%)	4mo	$175,000	$152	88
3611 Woodruff Ave	0.30mi	3/1.0 (-1)	1,125 (-1%)	1mo	$175,000	$156	78
1310 Southgate Ave	0.34mi	3/1.0 (-1)	1,163 (+2%)	1mo	$159,900	$137	75
3670 Woodruff Ave	0.39mi	3/1.0 (-1)	1,102 (-3%)	4mo	$159,500	$145	68
1317 Arcade Ave	0.59mi	4/1.0	1,170 (+2%)	2mo	$125,000	$107	66
3635 Craig Ave	0.26mi	3/1.0 (-1)	1,071 (-6%)	8mo	$159,900	$149	66
3668 Woodruff Ave	0.38mi	3/3.0 (-1)	1,158 (+2%)	6mo	$212,500	$184	62
1116 Dresden Ave	0.41mi	3/1.0 (-1)	1,200 (+5%)	8mo	$174,500	$145	60
1013 W Whitney Ave	0.59mi	3/1.0 (-1)	1,120 (-2%)	6mo	$170,000	$152	60
3637 Parthenia Ave	0.33mi	4/1.0	1,276 (+12%)	8mo	$173,000	$136	58
3321 Oleanda Ave	0.46mi	3/2.0 (-1)	1,077 (-6%)	6mo	$180,000	$167	55
917 Beecher St	0.74mi	3/1.0 (-1)	1,113 (-2%)	7mo	$96,000	$86	50

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,770
• Equity at exit: $22,365

10-year hold

• IRR: 7.0%
• Equity multiple: 1.57×
• Total profit: $23,965
• Equity at exit: $12,969

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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 121
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$787
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $210

Break-even live

Break-even rent $1,170

Max offer price $150,000

Occupancy floor 80%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	23d	1	0.19mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	23d	1	0.33mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	23d	1	0.44mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	3d	1	0.45mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	14d	4	0.45mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	23d	2	0.45mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	16d	1	0.56mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	11d	1	0.71mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	2d	1	0.71mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	16d	1	0.79mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	23d	1	0.93mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	23d	1	0.93mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	16d	1	1.09mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	23d	1	1.13mi
4133 S 5th St Louisville, KY	4.0	1.0	1200	$1,435	$1.20	16d	1	1.13mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	23d	1	1.15mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	16d	1	1.17mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	3d	1	1.17mi
4007 Southern Pkwy Unit 1 Louisville, KY	4.0	1.0	1500	$1,395	$0.93	3d	1	1.18mi
310 W Kenton St Louisville, KY	3.0	2.0	1295	$1,350	$1.04	23d	1	1.22mi
1147 Lincoln Ave Louisville, KY	4.0	1.0	1323	$1,295	$0.98	3d	1	1.35mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	16d	1	1.46mi

Listing history 16 events

1. 2026-06-10
   days on market $150,000 Active 153 DOM
2. 2026-06-09
   days on market $150,000 Active 152 DOM
3. 2026-06-08
   days on market $150,000 Active 151 DOM
4. 2026-06-07
   days on market $150,000 Active 150 DOM
5. 2026-06-03
   days on market $150,000 Active 146 DOM
6. 2026-06-02
   days on market $150,000 Active 145 DOM
7. 2026-06-01
   days on market $150,000 Active 144 DOM
8. 2026-05-31
   days on market $150,000 Active 143 DOM
9. 2026-02-03
   price $150,000
10. 2026-01-21
    price $155,000
11. 2026-01-08
    listed $160,000 Active
12. 2021-01-04
    soldstatus $71,500
13. 2020-12-30
    soldstatus $71,500 Closed 349-char remark

    Show marketing remark (349 chars)

    Attention first time home buyer / investors.. Excellent opportunity near Churchill Downs. Excellent corner lot with nice backyard for entertaining and plenty of parking. 3 bedroom with living room and dining on first floor. 2 bedrooms on 2nd floor with a finished room in the basement for possible use as a bedroom. Property is being sold as is.

14. 2020-12-23
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Attention first time home buyer / investors.. Excellent opportunity near Churchill Downs. Excellent corner lot with nice backyard for entertaining and plenty of parking. 3 bedroom with living room and dining on first floor. 2 bedrooms on 2nd floor with a finished room in the basement for possible use as a bedroom. Property is being sold as is.

15. 2020-12-08
    historical Active Under Contract 349-char remark

    Show marketing remark (349 chars)

    Attention first time home buyer / investors.. Excellent opportunity near Churchill Downs. Excellent corner lot with nice backyard for entertaining and plenty of parking. 3 bedroom with living room and dining on first floor. 2 bedrooms on 2nd floor with a finished room in the basement for possible use as a bedroom. Property is being sold as is.

16. 2020-12-03
    listed $84,000 Active 349-char remark

    Show marketing remark (349 chars)

    Attention first time home buyer / investors.. Excellent opportunity near Churchill Downs. Excellent corner lot with nice backyard for entertaining and plenty of parking. 3 bedroom with living room and dining on first floor. 2 bedrooms on 2nd floor with a finished room in the basement for possible use as a bedroom. Property is being sold as is.

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$389/yr (+$32/mo · 43.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $17,233
• − Mortgage interest: −$8,402
• − Property taxes: −$901
• − Insurance: −$750
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,364
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,510/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

+78.6% since first listed

8 events — show timeline

• 2026-02-03 Price Changed $150,000 Metro Search MLS
• 2026-01-21 Price Changed $155,000 Metro Search MLS
• 2026-01-08 Listed $160,000 Metro Search MLS
• 2021-01-04 Sold (Public Records) $71,500 Public Records
• 2020-12-30 Sold (MLS) $71,500 Metro Search MLS
• 2020-12-23 Pending — Metro Search MLS
• 2020-12-08 Contingent — Metro Search MLS
• 2020-12-03 Listed $84,000 Metro Search MLS

Property tax history

+3.3%/yr

Latest (2025): $901 · -1.9% YoY. Source: county tax records.