2317 Woodland Ave · Louisville, KY 40210

$64,995

2 bd · 1.0 ba · 1,009 sqft · SingleFamily · 40 Days on market

Built 1905 3,023 sqft lot Est $62k · 6% over

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

Listing remarks MLS

2 bedroom vinyl shotgun. Great investment opportunity. Start your rental portfolio on the cheap! Subject to Seller's Addendum. Qualified buyers only. All offers must include certified check for the good faith deposit, proof of funds or pre-approval letter and articles of incorporation if buyer is a company. FNMA Incentive-Purchase & close between now and 4/30/10 and Buyer may request to 3.5% towards closing costs &/or new appliances.

Key facts

• 3,023 sq ft lot
• Built 1905
• Listed 40 days

Property features AI

Finance

• Other: Directions: Wilson Ave to 25th St to Woodland Ave
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Single-family shotgun-style home; One story; Built in 1905; Shingle roof; Vinyl siding
• Construction: Built 1905; Vinyl siding construction; Shingle roof; Above-grade finished area reported as 1,009
• Exterior features: Lot approximately 0.07 acres (27.5 x 110)

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 2 bedrooms, both on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor primary bedroom; First-floor laundry; 2 closets; No basement; Total of 4 rooms
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+8.1%/yr); 91 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.

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 $63,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.07%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $61,549
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2307 Woodland Ave	0.03mi	1/1.0 (-1)	940 (-7%)	7mo	$17,000	$18	77
2108 Bolling Ave	0.29mi	3/1.0 (+1)	1,011 (+0%)	7mo	$52,000	$51	76
2130 W Gaulbert Ave	0.39mi	2/1.0	982 (-3%)	3mo	$60,000	$61	75
2306 Standard Ave	0.12mi	2/1.0	900 (-11%)	4mo	$38,000	$42	73
1712 Saint Louis Ave	0.45mi	2/1.0	1,072 (+6%)	4mo	$45,000	$42	65
2615 Greenwood Ave	0.59mi	3/1.0 (+1)	988 (-2%)	3mo	$71,000	$72	62
2645 Grand Ave	0.53mi	2/1.0	926 (-8%)	3mo	$62,000	$67	59
1320 S 17th St	0.63mi	3/2.0 (+1)	1,003 (-1%)	3mo	$118,000	$118	58
3107 Dumesnil St	0.69mi	3/1.0 (+1)	1,035 (+3%)	6mo	$32,000	$31	53
1714 Bolling Ave	0.59mi	3/2.0 (+1)	1,068 (+6%)	4mo	$110,000	$103	50
1331 S 28th St	0.34mi	3/1.5 (+1)	1,152 (+14%)	6mo	$60,000	$52	49
1412 Beech St	0.59mi	2/1.5	1,127 (+12%)	4mo	$90,000	$80	48

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: 50.1%
• Equity multiple: 4.86×
• Total profit: $70,179
• Equity at exit: $58,553

10-year hold

• IRR: 45.8%
• Equity multiple: 11.88×
• Total profit: $198,059
• Equity at exit: $126,271

Cash invested: $18,199 (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: 91
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$341
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $456

Break-even live

Break-even rent $511

Max offer price $64,995

Occupancy floor 53%

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: $16,249
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	0.06mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.09mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.20mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.23mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.30mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	14d	1	0.33mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.35mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.42mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.42mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	24d	1	0.43mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.44mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.51mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	24d	1	0.51mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.52mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	24d	1	0.58mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	0.59mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.61mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.61mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	24d	1	0.62mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.62mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.64mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.66mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	24d	1	0.67mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	3d	1	0.67mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	0.67mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.68mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	0.69mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	0.70mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	24d	1	0.70mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	24d	1	0.71mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	24d	1	0.71mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.71mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	24d	1	0.74mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	24d	1	0.75mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.75mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.77mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.78mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	24d	1	0.79mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	24d	1	0.82mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	0.82mi

Listing history 21 events

1. 2026-06-18
   days on market $64,995 Active 40 DOM
2. 2026-06-17
   days on market $64,995 Active 39 DOM
3. 2026-06-16
   days on market $64,995 Active 38 DOM
4. 2026-06-15
   days on market $64,995 Active 37 DOM
5. 2026-06-13
   days on market $64,995 Active 35 DOM
6. 2026-06-10
   days on market $64,995 Active 32 DOM
7. 2026-06-09
   days on market $64,995 Active 31 DOM
8. 2026-06-08
   days on market $64,995 Active 30 DOM
9. 2026-06-07
   days on market $64,995 Active 29 DOM
10. 2026-06-03
    days on market $64,995 Active 25 DOM
11. 2026-06-02
    days on market $64,995 Active 24 DOM
12. 2026-06-01
    days on market $64,995 Active 23 DOM
13. 2026-05-31
    days on market $64,995 Active 22 DOM
14. 2026-05-09
    listed $64,995 Active
15. 2018-08-01
    soldstatus $106,250
16. 2017-06-24
    listed $25,900 Active
17. 2017-06-23
    historical
18. 2010-03-26
    soldstatus $5,600 445-char remark

    Show marketing remark (445 chars)

    2 bedroom vinyl shotgun. Great investment opportunity. Start your rental portfolio on the cheap! Subject to Seller's Addendum. Qualified buyers only. All offers must include certified check for the good faith deposit, proof of funds or pre-approval letter and articles of incorporation if buyer is a company. FNMA Incentive-Purchase & close between now and 4/30/10 and Buyer may request to 3.5% towards closing costs &/or new appliances.

19. 2010-01-07
    listed $6,500 445-char remark

    Show marketing remark (445 chars)

    2 bedroom vinyl shotgun. Great investment opportunity. Start your rental portfolio on the cheap! Subject to Seller's Addendum. Qualified buyers only. All offers must include certified check for the good faith deposit, proof of funds or pre-approval letter and articles of incorporation if buyer is a company. FNMA Incentive-Purchase & close between now and 4/30/10 and Buyer may request to 3.5% towards closing costs &/or new appliances.

20. 2006-03-03
    soldstatus $51,500
21. 2005-10-06
    soldstatus $51,500

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$126/yr (+$11/mo · 29.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $13,063
• − Mortgage interest: −$3,641
• − Property taxes: −$433
• − Insurance: −$325
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,891
• Taxable income: $4,683
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,347/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

+26.2% since first listed

8 events — show timeline

• 2026-05-09 Listed $64,995 Metro Search MLS
• 2018-08-01 Sold (Public Records) $106,250 Public Records
• 2017-06-24 Listed $25,900 Metro Search MLS
• 2017-06-23 Listing Removed — Metro Search MLS
• 2010-03-26 Sold (MLS) $5,600 Metro Search MLS
• 2010-01-07 Listed $6,500 Metro Search MLS
• 2006-03-03 Sold (Public Records) $51,500 Public Records
• 2005-10-06 Sold (Public Records) $51,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $433 · -1.9% YoY. Source: county tax records.