205 E Franklin St · Louisa, KY 41230

$169,000

3 bd · 1.5 ba · 1,695 sqft · SingleFamily public records · 61 Days on market

Built 1932 6,534 sqft lot $100/sqft · 39% above area Est $177k · 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).

• ARV discount +9.5/15.0
• Appreciation +8.6/10.0
• Cash flow +7.6/30.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Charming downtown Louisa home full of character and warmth! This 3BR, 1BA offers over 2,100 sq ft with beautiful original woodwork, hardwood floors, and a cozy fireplace. Spacious layout includes a main-floor office and flexible living areas. Enjoy timeless details paired with everyday comfort, all in a convenient location close to town. Homes with this much charm and space at this price don't come along often—schedule your showing today!

Key facts

• 6,534 sq ft lot
• Built 1932
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (33.9% below list).
• Recommended offer: $112k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#381 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Lawrence County (town): math 23% / reading 42% proficiency, ranked #95 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Louisa East Elementary School (math 24% / reading 44%, grade F, #329 of 676 statewide, top 49%, 491 students, 62% FRL); Louisa Middle School (math 22% / reading 43%, grade F, #116 of 217 statewide, top 55%, 457 students, 67% FRL); Lawrence County High School (math 32% / reading 47%, grade F, #40 of 254 statewide, top 19%, 738 students, 63% FRL).
• Market conditions: 64 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.2% local appreciation)).
• Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $133k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,688 (33.9% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.66% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 12.6

CMA / ARV

• ARV (median comp): $177,038
• List price: $169,000
• Delta: -4.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 S Hwy 3	0.24mi	3/2.0	1,852 (+9%)	14mo	$97,275	$53	60
143 South Hwy 3	0.22mi	3/1.5	1,483 (-12%)	18mo	$152,000	$102	54
325 North Clay St	0.36mi	2/2.0 (-1)	1,762 (+4%)	24mo	$140,000	$79	50
739 S Hwy 3	0.69mi	3/2.0	1,800 (+6%)	11mo	$45,000	$25	46
411 North Clay St	0.42mi	3/2.0	1,569 (-7%)	24mo	$168,000	$107	46
115 Hale's	0.39mi	3/2.0	1,500 (-12%)	22mo	$139,000	$93	43
540 Pineview Dr	0.56mi	3/2.0	1,500 (-12%)	15mo	$289,000	$193	40
190 Tower Hill Rd	0.55mi	3/3.0	1,939 (+14%)	16mo	$177,000	$91	31
66 Honey Bear Dr	0.72mi	3/2.0	1,456 (-14%)	19mo	$130,000	$89	25

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

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.01×
• Total profit: $47,697
• Equity at exit: $118,947

10-year hold

• IRR: 14.2%
• Equity multiple: 4.13×
• Total profit: $148,147
• Equity at exit: $227,627

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 41230

• Home prices YoY: 4.2%
• Active inventory: 64
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-204

Break-even live

Break-even rent $1,375

Max offer price $132,921

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-156	+0% $-204	+5% $-252	+10% $-300
Rent	-10% $-292	-5% $-248	+0% $-204	+5% $-160	+10% $-116
Rate	-1.0pp $-119	-0.5pp $-161	base $-204	+0.5pp $-248	+1.0pp $-293

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: —

Listing history 14 events

1. 2026-05-07
   status Pending 448-char remark

   Show marketing remark (448 chars)

   Charming downtown Louisa home full of character and warmth! This 3BR, 1BA offers over 2,100 sq ft with beautiful original woodwork, hardwood floors, and a cozy fireplace. Spacious layout includes a main-floor office and flexible living areas. Enjoy timeless details paired with everyday comfort, all in a convenient location close to town. Homes with this much charm and space at this price don't come along often—schedule your showing today!

2. 2026-04-15
   price $169,000 448-char remark

   Show marketing remark (448 chars)

   Charming downtown Louisa home full of character and warmth! This 3BR, 1BA offers over 2,100 sq ft with beautiful original woodwork, hardwood floors, and a cozy fireplace. Spacious layout includes a main-floor office and flexible living areas. Enjoy timeless details paired with everyday comfort, all in a convenient location close to town. Homes with this much charm and space at this price don't come along often—schedule your showing today!

3. 2026-03-31
   price $174,900 448-char remark

   Show marketing remark (448 chars)

   Charming downtown Louisa home full of character and warmth! This 3BR, 1BA offers over 2,100 sq ft with beautiful original woodwork, hardwood floors, and a cozy fireplace. Spacious layout includes a main-floor office and flexible living areas. Enjoy timeless details paired with everyday comfort, all in a convenient location close to town. Homes with this much charm and space at this price don't come along often—schedule your showing today!

4. 2026-03-08
   listed $179,000 Active 448-char remark

   Show marketing remark (448 chars)

   Charming downtown Louisa home full of character and warmth! This 3BR, 1BA offers over 2,100 sq ft with beautiful original woodwork, hardwood floors, and a cozy fireplace. Spacious layout includes a main-floor office and flexible living areas. Enjoy timeless details paired with everyday comfort, all in a convenient location close to town. Homes with this much charm and space at this price don't come along often—schedule your showing today!

5. 2023-02-24
   soldstatus $133,000 Closed 292-char remark

   Show marketing remark (292 chars)

   Cozy home in downtown Louisa! Beautiful wood work throughout this home. Original hardwood flooring throughout. Beautiful fireplace with gas logs. Office on main floor. New windows in many rooms. Unique wallpaper and lighting make this home a must. Call today to schedule your private showing!

6. 2023-02-24
   soldstatus $133,000

   Show marketing remark (292 chars)

   Cozy home in downtown Louisa! Beautiful wood work throughout this home. Original hardwood flooring throughout. Beautiful fireplace with gas logs. Office on main floor. New windows in many rooms. Unique wallpaper and lighting make this home a must. Call today to schedule your private showing!

7. 2023-01-15
   status Pending 292-char remark

   Show marketing remark (292 chars)

   Cozy home in downtown Louisa! Beautiful wood work throughout this home. Original hardwood flooring throughout. Beautiful fireplace with gas logs. Office on main floor. New windows in many rooms. Unique wallpaper and lighting make this home a must. Call today to schedule your private showing!

8. 2022-08-29
   status Active 292-char remark

   Show marketing remark (292 chars)

   Cozy home in downtown Louisa! Beautiful wood work throughout this home. Original hardwood flooring throughout. Beautiful fireplace with gas logs. Office on main floor. New windows in many rooms. Unique wallpaper and lighting make this home a must. Call today to schedule your private showing!

9. 2022-08-12
   historical 292-char remark

   Show marketing remark (292 chars)

   Cozy home in downtown Louisa! Beautiful wood work throughout this home. Original hardwood flooring throughout. Beautiful fireplace with gas logs. Office on main floor. New windows in many rooms. Unique wallpaper and lighting make this home a must. Call today to schedule your private showing!

10. 2022-07-22
    listed $135,000 292-char remark

    Show marketing remark (292 chars)

    Cozy home in downtown Louisa! Beautiful wood work throughout this home. Original hardwood flooring throughout. Beautiful fireplace with gas logs. Office on main floor. New windows in many rooms. Unique wallpaper and lighting make this home a must. Call today to schedule your private showing!

11. 2015-10-19
    soldstatus $78,500
12. 2015-07-09
    listed $84,900
13. 2003-01-22
    soldstatus $60,000
14. 1996-12-01
    soldstatus $48,000

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,403
• − Mortgage interest: −$9,467
• − Property taxes: −$1,559
• − Insurance: −$845
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$4,916
• Taxable loss: −$5,529
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $-1,124/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: Lawrence County
• NCES district ID: 2103240
• Math proficiency: 23% ▼ -17.00%
• Reading proficiency: 42% ▼ -18.00%
• Median HH income: $32,668
• Composite: 26.55/100
• National rank: #7189
• State rank: #95 of 165 in KY

Livability — Louisa

• Score: 61/100
• State rank: #381
• US rank: #18153

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisa, KY
• Population (ZIP): 12,399

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,462 people
• By 2030: 15,038 · -2.7%
• By 2040: 14,142 · -8.5%
• By 2050: 13,292 · -14.0%
• By 2075: 11,353 · -26.6%
• By 2100: 9,417 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Chinese 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+67.2) · D 15.9% · R 83.1%
• 2008→2024 swing: -41.3pp toward R · 2008: -26.0pp · 2024: -67.2pp
• All cycles: 2024: R+67.2 2020: R+63.2 2016: R+62.5 2012: R+44.3 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.17%
• Current HPI: 177.9918
• Rent YoY: —
• Metro: —
• 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

+252.1% since first listed

14 events — show timeline

• 2026-05-07 Pending — EKAR
• 2026-04-15 Price Changed $169,000 EKAR
• 2026-03-31 Price Changed $174,900 EKAR
• 2026-03-08 Listed $179,000 EKAR
• 2023-02-24 Sold (Public Records) $133,000 Public Records
• 2023-02-24 Sold (MLS) $133,000 EKAR
• 2023-01-15 Pending — EKAR
• 2022-08-29 Relisted — EKAR
• 2022-08-12 Delisted — EKAR
• 2022-07-22 Listed $135,000 EKAR
• 2015-10-19 Sold (MLS) $78,500 AABOR
• 2015-07-09 Listed $84,900 AABOR
• 2003-01-22 Sold (Public Records) $60,000 Public Records
• 1996-12-01 Sold (Public Records) $48,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,559 · +2.8% YoY. Source: county tax records.