Today’s DTU Good-Buy pulse watched Louisville 40214 first, then expanded to four nearby ZIP codes with visible affordability, price-cut, fixer, and resale-learning signals. The strongest fresh near-miss is 1349 S 26th St, Louisville, KY 40210, now publicly shown at $45,000.
Educational purpose only. This DTU real-estate screen teaches market literacy and underwriting discipline from public listing signals and stated assumptions. It is not legal, tax, accounting, appraisal, brokerage, lending, or investment advice. No profit, resale value, appraisal value, financing, rent, repair cost, title condition, timeline, or investment outcome is guaranteed. Any buyer must independently verify condition, comparable sales, title, zoning, permits, taxes, insurance, financing, inspection results, and transaction costs before making an offer.
Read the controlling DTU Good-Buy Framework and daily teaching archive.
Top Five Louisville-Area ZIP Codes Watched Today
The Good-Buy Walk-Back, Visually
Ranked Public Teaching Candidates
| Rank | Public Candidate | Visible Ask | Public Signal | DTU Grade |
|---|---|---|---|---|
| 1 | 1349 S 26th St, 40210 | $45,000 | 2 bed / 1 bath / 953 sqft / built 1900; repeated price cuts and prior income-producing language. | Watch; closest fresh near-miss |
| 2 | 1606 S 31st St, 40211 | $61,000 | 2 bed / 1 bath / 1,106 sqft / built 1950; fixer, as-is, detached 2-car garage, and public flood-risk signal. | Watch |
| 3 | 1650 Gallagher St, 40210 | $56,000 | Public relist after a 2025 sale; nearby 3-bedroom sale around $106,500, but condition and finished area require verification. | Watch |
| 4 | 2423 Cedar St, 40212 | $23,999 | 2 bed / 1 bath / 1,072 sqft; unfinished improvement work and price cut; still repair-sensitive despite the low ask. | Watch; unchanged from prior pulse |
| 5 | 5702 Deep Forest Ct, 40214 | $199,900 | 3 bed / 2.5 bath / 2,650 sqft / 0.81 acre; public listing expressly flags structural repairs and as-is sale. | Watch / No Good Buy at ask |
| 6 | 2225 W Market St, 40212 | $29,900 | 1 bed / 1 bath / 816 sqft / built 1900; bought publicly for $15,000 in April and now marketed as a value-add project. | Watch |
| 7 | 721 Denmark St, 40215 | $99,000 | 4 bed / 3 bath / 1,884 sqft / built 1931; repeated price cuts, full-rehab language, and basement-area uncertainty. | Reject / No Good Buy |
| 8 | 4223 Grand Ave, 40211 | $64,500 | 2 bed / 1 bath / 910 sqft / built 1925; as-is, repairs required, and unlikely to qualify for most traditional financing. | Reject / No Good Buy |
| 9 | 3431 Glendale Ave, 40215 | $99,900 | 2 bed / 1 bath / 700 sqft / built 1950; new roof, but small footprint limits the protected exit. | Reject / No Good Buy |
| 10 | 661 Hecks Ln, 40211 | $43,500 | Approximately 960 unfinished sqft; interior taken down substantially and public listing calls for full renovation. | Reject / No Good Buy |
DTU rejected ordinary retail filler. Rankings reflect public teaching value, recency, visible discount or distress, and the ability to demonstrate protected underwriting; they are not purchase recommendations.
Good-Buy Walk-Back For Every Serious Candidate
Maximum Good-Buy Price = Conservative ARV - 12.5% Buyer Cushion - 8% Resale Costs - Rehab - Holding Risk - Investor Profit| Candidate | Ask | Conservative ARV | 12.5% Cushion | 8% Resale | Rehab | Hold | Profit | Max Good-Buy | Gap / Grade |
|---|---|---|---|---|---|---|---|---|---|
| 1349 S 26th | $45,000 | $75,000 | $9,375 | $6,000 | $12,000 | $4,000 | $8,000 | $35,625 | $9,375 high / Watch |
| 1606 S 31st | $61,000 | $130,000 | $16,250 | $10,400 | $40,000 | $6,000 | $12,000 | $45,350 | $15,650 high / Watch |
| 1650 Gallagher | $56,000 | $100,000 | $12,500 | $8,000 | $25,000 | $5,000 | $8,000 | $41,500 | $14,500 high / Watch |
| 2423 Cedar | $23,999 | $100,000 | $12,500 | $8,000 | $45,000 | $5,000 | $10,000 | $19,500 | $4,499 high / Watch |
| 5702 Deep Forest | $199,900 | $285,000 | $35,625 | $22,800 | $60,000 | $10,000 | $20,000 | $136,575 | $63,325 high / Watch |
| 2225 W Market | $29,900 | $80,000 | $10,000 | $6,400 | $35,000 | $5,000 | $8,000 | $15,600 | $14,300 high / Watch |
| 721 Denmark | $99,000 | $180,000 | $22,500 | $14,400 | $60,000 | $8,000 | $15,000 | $60,100 | $38,900 high / Reject |
| 4223 Grand | $64,500 | $105,000 | $13,125 | $8,400 | $30,000 | $5,000 | $10,000 | $38,475 | $26,025 high / Reject |
| 3431 Glendale | $99,900 | $145,000 | $18,125 | $11,600 | $25,000 | $6,000 | $12,000 | $72,275 | $27,625 high / Reject |
| 661 Hecks | $43,500 | $90,000 | $11,250 | $7,200 | $55,000 | $6,000 | $10,000 | $550 | $42,950 high / Reject |
ARV anchors are deliberately below or near the lower side of public estimates, nearby values, and recent sale/listing context. Rehab figures are educational allowances, not bids. Structural, water, foundation, roof, mechanical, electrical, plumbing, permit, insurance, title, occupancy, zoning, and financing facts remain unverified.
Negotiation Posture and Walk-Away Numbers
| Candidate | Opening Anchor | Target Buy Range | Hard Ceiling / Walk-Away | Why |
|---|---|---|---|---|
| 1349 S 26th | $28,000-$31,000 | $32,000-$35,000 | $35,625 | Public ask is close enough to watch, but not close enough to preserve the full cushion. |
| 1606 S 31st | $34,000-$38,000 | $40,000-$45,000 | $45,350 | Fixer scope and public flood signal require room below ask. |
| 1650 Gallagher | $31,000-$35,000 | $36,000-$41,000 | $41,500 | Nearby sale supports interest, but condition and area are not fully proven. |
| 2423 Cedar | $14,000-$16,000 | $17,000-$19,000 | $19,500 | Unfinished work and older systems can consume the apparent discount. |
| 5702 Deep Forest | $110,000-$120,000 | $125,000-$136,000 | $136,575 | Structural repairs are a public fatal-risk flag until engineered scope is known. |
| 2225 W Market | $10,000-$12,000 | $13,000-$15,000 | $15,600 | One-bedroom exit and recent $15,000 acquisition signal constrain the protected price. |
| 721 Denmark | $45,000-$50,000 | $52,000-$60,000 | $60,100 | Full rehab and below-grade area uncertainty leave no room at $99,000. |
| 4223 Grand | $28,000-$31,000 | $33,000-$38,000 | $38,475 | As-is condition and financing limitations demand a much lower basis. |
| 3431 Glendale | $58,000-$63,000 | $65,000-$72,000 | $72,275 | New roof helps, but 700 sqft limits exit-value protection. |
| 661 Hecks | No responsible conventional anchor | $0-$500 under this model | $550 | Full renovation absorbs nearly all conservative value before purchase. |
These ranges are educational calculations only. DTU is not proposing an offer, directing negotiation, or representing a buyer or seller.
Why 1349 S 26th St Is Today’s Teaching Lead
Public pages show a current price signal of $45,000, 2 bedrooms, 1 bathroom, about 953 square feet, a 1900 build year, prior rental use, and multiple price cuts. Public valuation signals span roughly the high-$50,000s to mid-$70,000s, while nearby public values and a recent 2-bedroom sale show that outcomes vary sharply by condition. DTU therefore uses $75,000 only as a conservative teaching anchor, not an appraisal.
Walk-back: $75,000 ARV − $9,375 buyer cushion − $6,000 resale friction − $12,000 repairs − $4,000 carry − $8,000 profit = $35,625 maximum Good-Buy Price.
Reason it is not a Good Buy at the public ask: the buyer must either prove a materially higher exit, reduce repairs below the allowance, accept less protection, or obtain a lower price. The present public facts do not justify removing the cushion.
Public Source Links
- Realtor.com 40214 active listings and market context
- Realtor.com 40212 listings under $100,000
- Zillow Louisville listings under $100,000
- Zillow public page for 1349 S 26th St, including the latest price change
- Redfin public page for 1606 S 31st St
- Zillow public page for 1650 Gallagher St
- Homes.com 40212 houses under $100,000, including 2423 Cedar St
- Redfin public page for 5702 Deep Forest Ct
- Zillow public page for 2225 W Market St
- Zillow public page for 721 Denmark St
- Zillow public page for 4223 Grand Ave
- Zillow public page for 3431 Glendale Ave
- Redfin public page for 661 Hecks Ln
- Zillow 40210 recent public sales and Zillow 40215 recent public sales
Claim-Control Note
Educational purpose only. This DTU real-estate screen teaches market literacy and underwriting discipline from public listing signals and stated assumptions. It is not legal, tax, accounting, appraisal, brokerage, lending, or investment advice. No profit, resale value, appraisal value, financing, rent, repair cost, title condition, timeline, or investment outcome is guaranteed. Any buyer must independently verify condition, comparable sales, title, zoning, permits, taxes, insurance, financing, inspection results, and transaction costs before making an offer.
DTU’s public real-estate education work is separate from any regulated pre-license program approval process. Do not treat this page as a statement of KCPE approval, KREC provider approval, course approval, enrollment authority, tuition-collection authority, or licensure eligibility.