Today’s Louisville screen starts with required anchor 40214 and expands to the four ZIP codes showing the clearest public affordability, fixer, price-reduction, and resale-learning signals. The lead teaching candidate is 2230 W Main St, Louisville, KY 40212, publicly listed at $62,000.
Plain verdict: Watch, not an Undeniable Deal. Under the stated assumptions, the protected maximum Good-Buy Price for 2230 W Main St is $51,425, or $10,575 below the current public ask. No property in today’s screened teaching set qualifies as an Undeniable Deal.
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.
Top Five Louisville ZIP Codes Worth Watching Today
Required DTU anchor. Realtor.com showed about 219 active listings, a roughly $260,000 median asking price, and 45 median days on market. Price reductions and the compact-home comparison at 5534 Cartledge Ct create useful discipline.
The deepest public low-price teaching bench in today’s set: Zillow showed about 88 single-family results, including several under $75,000 and a major reduction at 2230 W Main St.
Zillow showed about 79 active results, repeated price cuts, and several sub-$60,000 houses. Long marketing time and older housing stock make repair and exit assumptions decisive.
Redfin showed seven fixer-upper listings and a broader median near $125,000, with long marketing time. Public candidates range from a garage-backed fixer to full-renovation shells.
Zillow showed about 72 results and fresh price cuts. The gap between low public asks and uncertain full-rehab scope makes this ZIP useful for rejecting optimism-driven math.
Maximum Good-Buy Price = Conservative ARV - Buyer Cushion - Resale Costs - Rehab Costs - Holding Costs - Investor Profit
Ranked Public Candidate Screen
| Rank | Public candidate | Current ask | Visible public signal | Verdict |
|---|---|---|---|---|
| 1 | 2230 W Main St, 40212 | $62,000 | 3 bed / 1.5 bath / 1,612 sqft / built 1900; ask cut from $110,000; newer wiring/plumbing reported, but mechanical and cosmetic work remain. | Watch; strongest fresh teaching near-miss |
| 2 | 1349 S 26th St, 40210 | $45,000 | 2 bed / 1 bath / 953 sqft / built 1900; multiple price cuts and 114 public days on market. | Watch; closest protected-dollar gap |
| 3 | 3012 Columbia St, 40212 | $45,000 | 3 bed / 1 bath / 950 sqft / built 1900; long public marketing period and limited condition detail. | Watch |
| 4 | 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 |
| 5 | 3117 W Magnolia Ave, 40211 | $60,000 | 4 bed / 1.5 bath / 1,792 sqft / built 1900; as-is, work throughout, and caution advised on stairs/floors. | Watch |
| 6 | 322 N 30th St, 40212 | $35,000 | 1 bed / 1 bath / 728 sqft; newly visible public low-price listing, but condition and exit proof are thin. | Watch; proof-thin |
| 7 | 2423 Cedar St, 40212 | $23,999 | 2 bed / 1 bath / 1,072 sqft / built 1890; unfinished improvement work, as-is language, and widely conflicting public value signals. | Reject / No Good Buy without much lower verified rehab |
| 8 | 5534 Cartledge Ct, 40214 | $165,000 | 2 bed / 1 bath / 860 sqft / built 1955; move-in-ready claim and public AVMs near $191,000-$194,000, but the small footprint limits protected spread. | Watch / retail-priced |
| 9 | 721 Denmark St, 40215 | $99,000 | 4 bed / 3 bath / 1,884 total sqft, but only 1,224 sqft above grade; full-rehab language and basement-area uncertainty. | Reject / No Good Buy |
| 10 | 661 Hecks Ln, 40211 | $43,500 | Approximately 960 unfinished sqft; interior substantially stripped, full renovation required, and recent nearby sales ranged roughly $37,000-$88,000. | Reject / No Good Buy |
Good-Buy Walk-Back Math
All figures are teaching assumptions, not bids, quotes, appraisals, or predictions. The buyer cushion is 12.5% of conservative ARV; resale cost allowance is 8% of ARV. Each maximum is rounded only in the narrative, not in the table.
| Candidate | Ask | Conservative ARV | 12.5% cushion | Resale 8% | Rehab | Holding | Profit | Max Good-Buy | Gap / class |
|---|---|---|---|---|---|---|---|---|---|
| 2230 W Main | $62,000 | $115,000 | $14,375 | $9,200 | $25,000 | $5,000 | $10,000 | $51,425 | $10,575 high / Watch |
| 1349 S 26th | $45,000 | $75,000 | $9,375 | $6,000 | $12,000 | $4,000 | $8,000 | $35,625 | $9,375 high / Watch |
| 3012 Columbia | $45,000 | $90,000 | $11,250 | $7,200 | $25,000 | $5,000 | $8,000 | $33,550 | $11,450 high / Watch |
| 1606 S 31st | $61,000 | $105,000 | $13,125 | $8,400 | $30,000 | $5,000 | $8,000 | $40,475 | $20,525 high / Watch |
| 3117 W Magnolia | $60,000 | $130,000 | $16,250 | $10,400 | $50,000 | $6,000 | $10,000 | $37,350 | $22,650 high / Watch |
| 322 N 30th | $35,000 | $75,000 | $9,375 | $6,000 | $30,000 | $5,000 | $8,000 | $16,625 | $18,375 high / Watch |
| 2423 Cedar | $23,999 | $85,000 | $10,625 | $6,800 | $45,000 | $5,000 | $8,000 | $9,575 | $14,424 high / Reject |
| 5534 Cartledge | $165,000 | $190,000 | $23,750 | $15,200 | $5,000 | $5,000 | $10,000 | $131,050 | $33,950 high / Watch |
| 721 Denmark | $99,000 | $165,000 | $20,625 | $13,200 | $60,000 | $8,000 | $15,000 | $48,175 | $50,825 high / Reject |
| 661 Hecks | $43,500 | $80,000 | $10,000 | $6,400 | $55,000 | $6,000 | $8,000 | $0* | No positive basis / Reject |
*The arithmetic result for 661 Hecks is negative $5,400 before purchase price. DTU displays a $0 acquisition ceiling because a negative maximum means the model cannot support a conventional purchase price under these assumptions.
Opening Anchor, Target Range, and Walk-Away Number
| Candidate | Opening teaching anchor | Target buy range | Hard ceiling / walk-away | Why |
|---|---|---|---|---|
| 2230 W Main | $42,000-$45,000 | $47,000-$51,000 | $51,425 | Public comps may support the exit, but inactive mechanicals and 150+ days of marketing require protection. |
| 1349 S 26th | $28,000-$31,000 | $32,000-$35,000 | $35,625 | Near-miss only; old systems and condition remain unverified. |
| 3012 Columbia | $25,000-$28,000 | $29,000-$33,000 | $33,550 | Thin condition disclosure cannot be treated as proof of low rehab. |
| 1606 S 31st | $30,000-$33,000 | $35,000-$40,000 | $40,475 | Garage helps; fixer and flood-risk signals demand room below ask. |
| 3117 W Magnolia | $28,000-$31,000 | $32,000-$37,000 | $37,350 | Large footprint helps the exit, but floor/stair warnings can widen repair scope fast. |
| 322 N 30th | $10,000-$12,000 | $13,000-$16,000 | $16,625 | One-bedroom exit and unknown systems make a low public ask insufficient proof. |
| 2423 Cedar | $5,000-$7,000 | $8,000-$9,500 | $9,575 | Unfinished work and conflicting public value signals require exceptional discount. |
| 5534 Cartledge | $112,000-$118,000 | $122,000-$131,000 | $131,050 | Move-in-ready condition reduces rehab but does not erase resale and buyer-cushion costs. |
| 721 Denmark | $36,000-$40,000 | $42,000-$48,000 | $48,175 | Full rehab and above-grade/basement-area uncertainty defeat the ask. |
| 661 Hecks | No responsible positive anchor | $0 under this model | $0 | Full renovation consumes more than conservative value before any purchase price. |
Why 2230 W Main St Leads Today’s Teaching Set
- The current public ask is $62,000 after a visible sequence of reductions from $110,000.
- Redfin reports nearby comparable sales between roughly $102,000 and $134,000; DTU uses a conservative $115,000 ARV teaching anchor.
- The listing reports newer wiring and plumbing, but also says mechanicals need work. DTU therefore uses a $25,000 rehab allowance rather than treating prior updates as a guarantee.
- After a 12.5% buyer cushion, 8% resale allowance, rehab, holding risk, and a modest profit target, the protected maximum is $51,425.
- The ask remains $10,575 too high. That is a legitimate watch signal, not permission to depend on optimism.
Public Source Links
- Redfin public listing for 2230 W Main St
- Zillow public listing for 1349 S 26th St
- Realtor.com public listing for 3012 Columbia St
- Redfin public listing for 1606 S 31st St
- Redfin public listing for 3117 W Magnolia Ave
- Weichert public Louisville listing screen containing 322 N 30th St
- Homes.com public 40212 under-$100,000 screen containing 2423 Cedar St
- Realtor.com public listing for 5534 Cartledge Ct
- Zillow public listing for 721 Denmark St
- Redfin public listing for 661 Hecks Ln
- Realtor.com public 40214 market/listing screen
- Zillow public 40210 listing screen
- Zillow public 40212 listing screen
- Redfin public 40211 fixer-upper screen
- Zillow public 40215 listing screen
What Must Be Verified Before Any Offer
- Current active status and exact seller terms through a licensed professional or the responsible parties.
- Interior condition, roof, structure, foundation, water intrusion, electrical, plumbing, HVAC, sewer, permits, utilities, and insurability.
- Legally supportable bedroom/bath count, above-grade finished area, basement area, zoning, title, liens, taxes, and occupancy.
- Closed comparable sales appropriate to condition and micro-location, not only portal estimates or asking prices.
- Written repair bids, realistic resale costs, carrying time, capital cost, insurance, taxes, utilities, cleanup, and contingency.
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.
Program separation. 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.
Return to the DTU Good-Buy Framework and daily teaching archive.