2303 Woodland Ave · Louisville, KY 40210

$130,999

2 bd · 2.0 ba · 984 sqft · SingleFamily · 38 Days on market

Built 1905 2,860 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Step into modern sophistication with this fully remodeled 2-bedroom, 2-bath home where every detail is brand new. A striking black-and-white palette paired with bold accent walls creates a sleek, contemporary feel throughout. Situated on a spacious corner lot, the property offers excellent curb appeal and a fully fenced yard—ideal for privacy, pets, or entertaining. Inside, you'll find new flooring, fresh paint, and updated fixtures throughout. The stylish kitchen boasts new cabinetry, with modern countertops that are perfect for everyday living and hosting. Both bathrooms have been completely renovated with upscale finishes, featuring elegant vanities, custom tilework, and updated li

Key facts

• Fully remodeled
• Spacious corner lot
• New cabinetry

Tags

• FULLY REMODELED
• SPACIOUS CORNER LOT
• FULLY FENCED YARD
• NEW CABINETRY
• MODERN COUNTERTOPS
• COMPLETELY RENOVATED BATHROOMS

Property features AI

Finance

• Other: Building area recorded as 984 (source: Other); Lot dimensions approximately 25.8 x 110
• HOA & community: No association fee

Exterior

• Parking: No parking
• Utilities: Electricity connected
• Home design: Single-family residence; Shotgun architectural style; One story
• Construction: Built in 1905; Vinyl siding exterior; Shingle roof; Crawl space foundation
• Exterior features: Privacy wood fencing enclosing the yard; Sidewalk along the lot; Corner lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms total; Primary bedroom on the first floor; Both bedrooms are on the first floor
• Bathrooms: Two full bathrooms; Primary bathroom on the first floor; All full bathrooms are on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning; One HVAC unit
• Interior features: Five total rooms; Three closets; No basement; No fireplaces
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (21.1% below list).
• Recommended offer: $103k (21.1% below list) — sets the bar for 1% rule.

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+, crime F.
• 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.
• Zoned schools: Maupin Elementary (math 2% / reading 2%, grade F, #676 of 676 statewide, top 100%, 298 students, 86% FRL); Carrithers Middle (math 10% / reading 36%, grade F, #197 of 217 statewide, top 92%, 583 students, 60% FRL); Seneca High (math 8% / reading 17%, grade F, #228 of 254 statewide, top 91%, 1,309 students, 64% FRL).
• Zoned-school proficiency averages 13% at this address vs 27% district-wide (-14 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.1%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $14k of equity ($905 loan paydown + $13k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $131k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,330 (21.1% 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 38 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $65,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Standard Ave	0.17mi	2/1.0	963 (-2%)	7mo	$169,000	$175	78
2307 Woodland Ave	0.01mi	1/1.0 (-1)	940 (-4%)	7mo	$17,000	$18	77
2130 W Gaulbert Ave	0.38mi	2/1.0	982 (-0%)	3mo	$60,000	$61	75
2306 Standard Ave	0.12mi	2/1.0	900 (-8%)	4mo	$38,000	$42	72
2108 Bolling Ave	0.28mi	3/1.0 (+1)	1,011 (+3%)	7mo	$52,000	$51	68
1320 S 17th St	0.60mi	3/2.0 (+1)	1,003 (+2%)	3mo	$118,000	$118	61
2615 Greenwood Ave	0.61mi	3/1.0 (+1)	988 (+0%)	3mo	$71,000	$72	60
1712 Saint Louis Ave	0.42mi	2/1.0	1,072 (+9%)	4mo	$45,000	$42	58
2645 Grand Ave	0.55mi	2/1.0	926 (-6%)	3mo	$62,000	$67	58
1714 Bolling Ave	0.56mi	3/2.0 (+1)	1,068 (+8%)	4mo	$110,000	$103	51
3107 Dumesnil St	0.73mi	3/1.0 (+1)	1,035 (+5%)	6mo	$32,000	$31	43
1412 Beech St	0.62mi	2/1.5	1,127 (+14%)	4mo	$90,000	$80	41

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.94×
• Total profit: $71,154
• Equity at exit: $118,014

10-year hold

• IRR: 22.4%
• Equity multiple: 7.20×
• Total profit: $227,552
• Equity at exit: $254,502

Cash invested: $36,680 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 93
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$687
• Tax est. 1.5%: −$164 /mo · $1,965/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-89

Break-even live

Break-even rent $1,146

Max offer price $118,121

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-44	+0% $-89	+5% $-134	+10% $-180
Rent	-10% $-171	-5% $-130	+0% $-89	+5% $-48	+10% $-7
Rate	-1.0pp $-23	-0.5pp $-56	base $-89	+0.5pp $-123	+1.0pp $-157

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	25d	1	0.20mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	18d	1	0.23mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	600	$725	$1.21	25d	1	0.28mi
1349 Olive St Unit 3 Louisville, KY	1.0	1.0	600	$695	$1.16	5d	1	0.28mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	550	$650	$1.18	5d	1	0.28mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	25d	1	0.30mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	16d	1	0.33mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	22d	1	0.35mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	0.42mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	25d	1	0.42mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	25d	1	0.43mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	5d	1	0.44mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	12d	1	0.51mi
1768 W Hill St Louisville, KY	2.0	1.0	675	$925	$1.37	25d	1	0.51mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	25d	1	0.51mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	18d	1	0.52mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	25d	1	0.58mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	0.59mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	23d	1	0.61mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	25d	1	0.62mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	25d	1	0.62mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	25d	1	0.64mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	25d	1	0.67mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	4d	1	0.67mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	25d	1	0.67mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	18d	1	0.68mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	0.69mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	25d	1	0.74mi
1836 Algonquin Pkwy Unit 1 Louisville, KY	1.0	1.0	650	$650	$1.00	16d	1	0.76mi
1836 Algonquin Pkwy Unit 2 Louisville, KY	1.0	1.0	600	$650	$1.08	25d	1	0.76mi
1443 S 32nd St Unit 2 Louisville, KY	1.0	1.0	550	$780	$1.42	25d	1	0.76mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	5d	1	0.77mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	5d	1	0.78mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	25d	1	0.79mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	25d	1	0.82mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	0.83mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	18d	1	0.90mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	25d	1	0.91mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	25d	1	0.95mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	25d	1	0.97mi

Listing history 32 events

1. 2026-06-18
   days on market $130,999 Active 38 DOM
2. 2026-06-17
   days on market $130,999 Active 37 DOM
3. 2026-06-16
   days on market $130,999 Active 36 DOM
4. 2026-06-15
   days on market $130,999 Active 35 DOM
5. 2026-06-13
   days on market $130,999 Active 33 DOM
6. 2026-06-10
   days on market $130,999 Active 30 DOM
7. 2026-06-09
   days on market $130,999 Active 29 DOM
8. 2026-06-08
   days on market $130,999 Active 28 DOM
9. 2026-06-07
   days on market $130,999 Active 27 DOM
10. 2026-06-03
    days on market $130,999 Active 23 DOM
11. 2026-06-02
    days on market $130,999 Active 22 DOM
12. 2026-06-01
    days on market $130,999 Active 21 DOM
13. 2026-05-31
    days on market $130,999 Active 20 DOM
14. 2026-05-11
    listed $130,999 Active
15. 2026-03-16
    price $136,500
16. 2025-03-27
    historical
17. 2025-03-08
    listed $135,000 Active
18. 2023-10-06
    soldstatus $17,500 Closed
19. 2023-10-03
    status Pending
20. 2023-09-13
    price $27,000
21. 2023-09-13
    listed $19,000 Active
22. 2023-09-13
    price $24,000
23. 2023-09-13
    price $19,000
24. 2023-04-18
    soldstatus $24,000 Closed
25. 2023-03-29
    status Pending
26. 2022-09-02
    price $24,900
27. 2022-09-02
    price $29,900
28. 2022-09-01
    listed $34,900 Active
29. 2022-05-23
    historical
30. 2021-11-18
    listed $37,000 Active
31. 1999-09-24
    soldstatus $26,200
32. 1999-06-28
    listed $27,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $12,400
• − Mortgage interest: −$7,338
• − Property taxes: −$1,965
• − Insurance: −$655
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,811
• Taxable loss: −$3,353
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $-263/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): 13,518
• Household income: $35,347
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 815.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3%

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: ▲ 28.45%
• Current HPI: 264.0146
• Rent YoY: ▲ 8.05%
• 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

+376.4% since first listed

19 events — show timeline

• 2026-05-11 Listed $130,999 Metro Search MLS
• 2026-03-16 Price Changed $136,500 Metro Search MLS
• 2025-03-27 Listing Removed — Metro Search MLS
• 2025-03-08 Listed $135,000 Metro Search MLS
• 2023-10-06 Sold (MLS) $17,500 Metro Search MLS
• 2023-10-03 Pending — Metro Search MLS
• 2023-09-13 Price Changed $19,000 Metro Search MLS
• 2023-09-13 Price Changed $24,000 Metro Search MLS
• 2023-09-13 Listed $19,000 Metro Search MLS
• 2023-09-13 Price Changed $27,000 Metro Search MLS
• 2023-04-18 Sold (MLS) $24,000 Metro Search MLS
• 2023-03-29 Pending — Metro Search MLS
• 2022-09-02 Price Changed $29,900 Metro Search MLS
• 2022-09-02 Price Changed $24,900 Metro Search MLS
• 2022-09-01 Listed $34,900 Metro Search MLS
• 2022-05-23 Listing Removed — Metro Search MLS
• 2021-11-18 Listed $37,000 Metro Search MLS
• 1999-09-24 Sold (MLS) $26,200 Metro Search MLS
• 1999-06-28 Listed $27,500 Metro Search MLS

Property tax history

-1.3%/yr

Latest (2025): $221 · -1.9% YoY. Source: county tax records.