3934 Woodruff Ave · Louisville, KY 40215

$100,000

3 bd · 1.0 ba · 960 sqft · SingleFamily · 12 Days on market

Built 1968 4,356 sqft lot Est $160k · 38% under ↓ 16% since listing

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Why this score? — see what drove the B 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Great rental income. Home is rented and occupied. Must give 3 day notice to tour home. Home will be shown one day per week please call listing agent for instructions.

Key facts

• 4,356 sq ft lot
• Built 1968
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $160,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Craig Ave	0.26mi	3/2.0	958 (-0%)	1mo	$198,900	$208	82
4618 N Rutland Ave	0.43mi	3/1.5	988 (+3%)	1mo	$165,000	$167	73
3723 Warren Ave	0.56mi	2/1.0 (-1)	930 (-3%)	0mo	$90,000	$97	64
4015 Churchman Ave	0.35mi	3/1.0	855 (-11%)	7mo	$180,000	$211	60
4020 Parthenia Ave	0.44mi	3/2.0	1,033 (+8%)	4mo	$142,500	$138	59
3664 Kahlert Ave	0.40mi	2/1.0 (-1)	850 (-12%)	2mo	$122,500	$144	56
1317 Oakwood Ave	0.67mi	3/1.0	1,018 (+6%)	4mo	$137,500	$135	56
3670 Woodruff Ave	0.36mi	3/1.0	1,102 (+15%)	4mo	$159,500	$145	56
3718 Warren Ave	0.55mi	2/1.0 (-1)	912 (-5%)	7mo	$186,500	$204	55
906 Beecher St	0.66mi	3/1.5	1,008 (+5%)	6mo	$204,100	$202	53
3617 Woodruff Ave	0.47mi	2/1.0 (-1)	825 (-14%)	1mo	$180,000	$218	49
4101 Churchman Ave	0.42mi	3/2.0	1,097 (+14%)	7mo	$180,000	$164	47

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $6,971
• Equity at exit: $14,910

10-year hold

• IRR: 17.4%
• Equity multiple: 2.58×
• Total profit: $44,202
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $321

Break-even live

Break-even rent $838

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $377	-5% $349	+0% $321	+5% $292	+10% $264
Rent	-10% $222	-5% $271	+0% $321	+5% $370	+10% $419
Rate	-1.0pp $371	-0.5pp $346	base $321	+0.5pp $295	+1.0pp $268

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	16d	1	0.20mi
4046 Taylor Blvd Unit 2 Louisville, KY	2.0	1.0	800	$900	$1.12	24d	1	0.25mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	24d	1	0.31mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	22d	1	0.31mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	12d	1	0.39mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	16d	1	0.40mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	12d	1	0.41mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	16d	1	0.43mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	16d	1	0.44mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	24d	1	0.49mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	24d	1	0.58mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	12d	1	0.58mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	24d	1	0.59mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	17d	1	0.71mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	24d	1	0.75mi
1111 Dresden Ave Louisville, KY	2.0	1.0	680	$1,100	$1.62	16d	1	0.75mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	16d	1	0.76mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	24d	1	0.77mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	22d	1	0.79mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	11d	1	0.80mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	15d	4	0.81mi
3524 Georgetown Cir Louisville, KY	2.0	1.0	734	$1,050	$1.43	4d	1	0.81mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	24d	2	0.81mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	4d	1	0.81mi
1517 Shingo Ave Louisville, KY	3.0	2.0	1100	$1,349	$1.23	24d	1	0.84mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	15d	3	0.94mi
1519 Crums Ln Louisville, KY	2.0	1.0	820	$888	$1.08	16d	2	1.00mi
1519 Crums Ln Apt 25 Louisville, KY	2.0	1.0	820	$900	$1.10	24d	1	1.02mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	16d	1	1.05mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	24d	1	1.05mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	24d	1	1.07mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	24d	1	1.24mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	4d	1	1.25mi
118 E Ashland Ave Louisville, KY	2.0	1.5	910	$1,200	$1.32	24d	1	1.27mi
104 Kenwood Ct Louisville, KY	2.0	1.0	875	$985	$1.13	24d	1	1.32mi
119 E Southern Heights Ave Louisville, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	1.36mi
4406 S Brook St Apt 27 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	12d	1	1.38mi
114 E Florence Ave Apt 21 Louisville, KY	2.0	1.0	936	$1,275	$1.36	24d	1	1.38mi
114 E Florence Ave Unit 19 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	16d	1	1.38mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	24d	1	1.40mi

Listing history 14 events

1. 2025-07-30
   soldstatus $80,000
2. 2025-06-23
   historical
3. 2025-06-22
   listed $75,000 Active
4. 2024-02-01
   status Pending
5. 2024-01-13
   listed $100,000 Active
6. 2018-08-15
   soldstatus $55,000
7. 2018-08-01
   soldstatus $55,000 Closed 166-char remark

   Show marketing remark (166 chars)

   Great rental income. Home is rented and occupied. Must give 3 day notice to tour home. Home will be shown one day per week please call listing agent for instructions.

8. 2018-02-16
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Great rental income. Home is rented and occupied. Must give 3 day notice to tour home. Home will be shown one day per week please call listing agent for instructions.

9. 2018-02-08
   listed $55,000 Active 166-char remark

   Show marketing remark (166 chars)

   Great rental income. Home is rented and occupied. Must give 3 day notice to tour home. Home will be shown one day per week please call listing agent for instructions.

10. 2008-10-22
    soldstatus $30,000
11. 2008-07-18
    listed $34,900
12. 2008-01-31
    historical
13. 2007-07-25
    listed $89,000
14. 2006-04-10
    soldstatus $95,000

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 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: $14,925
• − Mortgage interest: −$5,602
• − Property taxes: −$1,152
• − Insurance: −$500
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,909
• Taxable income: $2,375
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,276/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

-15.8% since first listed

14 events — show timeline

• 2025-07-30 Sold (Public Records) $80,000 Public Records
• 2025-06-23 Listing Removed — Metro Search MLS
• 2025-06-22 Listed $75,000 Metro Search MLS
• 2024-02-01 Pending — Metro Search MLS
• 2024-01-13 Listed $100,000 Metro Search MLS
• 2018-08-15 Sold (Public Records) $55,000 Public Records
• 2018-08-01 Sold (MLS) $55,000 Metro Search MLS
• 2018-02-16 Pending — Metro Search MLS
• 2018-02-08 Listed $55,000 Metro Search MLS
• 2008-10-22 Sold (MLS) $30,000 Metro Search MLS
• 2008-07-18 Listed $34,900 Metro Search MLS
• 2008-01-31 Listing Removed — Metro Search MLS
• 2007-07-25 Listed $89,000 Metro Search MLS
• 2006-04-10 Sold (Public Records) $95,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,152 · +75.9% YoY. Source: county tax records.