2632 Woodland Ave · Louisville, KY 40211

$149,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily · 1 Days on market

Built 1900 4,800 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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS!!! If you are looking for a new property for your portfolio, this one is full of opportunities! Located in Grand Central, it has 3 bedrooms, 1 full bathroom, and a smooth, flowing layout. Through a covered front porch, you enter into a nice-sized living room. Just beyond is the kitchen with an adjacent dining room nook. The primary bedroom is in the rear of the home and has a walk-in closet. Two additional bedrooms have great closet space and window AC units. The full bathroom is spacious and has an extra linen closet for ample storage. The furnace and water heater are approximately five years old. The backyard has a good amount of greenspace and room for outdoor gardening or furniture. It is conveniently located near retail, dining, and entertainment in Downtown Louisville and NuLu and within minutes from expressways. This home currently has tenants living there with an active lease and is sold as-is.

Key facts

• 4,800 sq ft lot
• Built 1900

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No designated parking
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family bungalow; One story; Built in 1900; Entry level: first floor
• Construction: Vinyl siding with wood frame construction; Shingle roof; Crawl space foundation
• Exterior features: Privacy fencing surrounding the lot; Full fence

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Five total rooms; Four closets; Cellar basement; Basement present; First-floor laundry
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $63 ($754/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (19.9% below list).
• Recommended offer: $119k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+4.9%/yr); 140 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).
• At $1,194/mo this rent would consume 45% of the median local household income ($32k/yr) (locally 1483% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $149k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,374 (19.9% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $64,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 Dumesnil St	0.48mi	3/1.0	1,035 (-1%)	6mo	$32,000	$31	70
1331 S 28th St	0.15mi	3/1.5	1,152 (+10%)	6mo	$60,000	$52	70
2108 Bolling Ave	0.42mi	3/1.0	1,011 (-4%)	7mo	$52,000	$51	69
1412 Beech St	0.34mi	2/1.5 (-1)	1,127 (+7%)	4mo	$90,000	$80	61
2130 W Gaulbert Ave	0.44mi	2/1.0 (-1)	982 (-6%)	3mo	$60,000	$61	61
2615 Greenwood Ave	0.60mi	3/1.0	988 (-6%)	3mo	$71,000	$72	60
1419 S 28th St	0.09mi	4/2.0 (+1)	1,203 (+15%)	6mo	$100,000	$83	58
1712 Saint Louis Ave	0.70mi	2/1.0 (-1)	1,072 (+2%)	4mo	$45,000	$42	56
2306 Standard Ave	0.26mi	2/1.0 (-1)	900 (-14%)	4mo	$38,000	$42	55
3229 Kirby Ave	0.58mi	2/1.0 (-1)	950 (-10%)	2mo	$45,000	$47	51
2645 Grand Ave	0.50mi	2/1.0 (-1)	926 (-12%)	3mo	$62,000	$67	49
1504 Weaver Ct	0.64mi	4/2.0 (+1)	1,104 (+5%)	5mo	$105,000	$95	48

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-17,928
• Equity at exit: $22,216

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,003
• Equity at exit: $12,883

Cash invested: $41,720 (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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 140
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$781
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $63

Break-even live

Break-even rent $1,114

Max offer price $149,000

Occupancy floor 90%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.11mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	23d	1	0.25mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	23d	1	0.27mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.29mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	23d	1	0.32mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	23d	1	0.32mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	23d	1	0.32mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.34mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	0.35mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	23d	1	0.35mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.47mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	15d	1	0.49mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	15d	1	0.49mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	15d	1	0.50mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	0.55mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	15d	1	0.59mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	23d	1	0.60mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	0.60mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	23d	1	0.60mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	23d	1	0.60mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	0.61mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	0.61mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	0.64mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.66mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	23d	1	0.68mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	23d	1	0.68mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	15d	1	0.68mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.71mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	23d	1	0.71mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	15d	1	0.73mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.74mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	23d	1	0.74mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.74mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	23d	1	0.76mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	23d	1	0.77mi
2629 Olive St Louisville, KY	4.0	1.0	1120	$1,500	$1.34	23d	1	0.84mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.84mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	0.84mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	23d	1	0.85mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.86mi

Listing history 27 events

1. 2026-06-19
   pricedays on marketlisting id $149,000 Active 1 DOM
2. 2026-06-18
   days on market $155,000 Active 85 DOM
3. 2026-06-17
   days on market $155,000 Active 84 DOM
4. 2026-06-16
   days on market $155,000 Active 83 DOM
5. 2026-06-15
   days on market $155,000 Active 82 DOM
6. 2026-06-13
   days on market $155,000 Active 80 DOM
7. 2026-06-10
   days on market $155,000 Active 77 DOM
8. 2026-06-09
   days on market $155,000 Active 76 DOM
9. 2026-06-08
   days on market $155,000 Active 75 DOM
10. 2026-06-07
    days on market $155,000 Active 74 DOM
11. 2026-06-03
    days on market $155,000 Active 70 DOM
12. 2026-06-02
    days on market $155,000 Active 69 DOM
13. 2026-06-01
    days on market $155,000 Active 68 DOM
14. 2026-05-31
    days on market $155,000 Active 67 DOM
15. 2026-05-09
    price $155,000
16. 2026-03-25
    listed $160,000 Active
17. 2025-08-28
    price $155,000
18. 2025-07-04
    price $160,000
19. 2024-01-18
    soldstatus $35,000 Closed 936-char remark

    Show marketing remark (936 chars)

    ATTENTION INVESTORS!!! If you are looking for a new property for your portfolio, this one is full of opportunities! Located in Grand Central, it has 3 bedrooms, 1 full bathroom, and a smooth, flowing layout. Through a covered front porch, you enter into a nice-sized living room. Just beyond is the kitchen with an adjacent dining room nook. The primary bedroom is in the rear of the home and has a walk-in closet. Two additional bedrooms have great closet space and window AC units. The full bathroom is spacious and has an extra linen closet for ample storage. The furnace and water heater are approximately five years old. The backyard has a good amount of greenspace and room for outdoor gardening or furniture. It is conveniently located near retail, dining, and entertainment in Downtown Louisville and NuLu and within minutes from expressways. This home currently has tenants living there with an active lease and is sold as-is.

20. 2023-12-25
    historical Active Under Contract 936-char remark

    Show marketing remark (936 chars)

    ATTENTION INVESTORS!!! If you are looking for a new property for your portfolio, this one is full of opportunities! Located in Grand Central, it has 3 bedrooms, 1 full bathroom, and a smooth, flowing layout. Through a covered front porch, you enter into a nice-sized living room. Just beyond is the kitchen with an adjacent dining room nook. The primary bedroom is in the rear of the home and has a walk-in closet. Two additional bedrooms have great closet space and window AC units. The full bathroom is spacious and has an extra linen closet for ample storage. The furnace and water heater are approximately five years old. The backyard has a good amount of greenspace and room for outdoor gardening or furniture. It is conveniently located near retail, dining, and entertainment in Downtown Louisville and NuLu and within minutes from expressways. This home currently has tenants living there with an active lease and is sold as-is.

21. 2023-12-22
    listed $35,000 Active 936-char remark

    Show marketing remark (936 chars)

    ATTENTION INVESTORS!!! If you are looking for a new property for your portfolio, this one is full of opportunities! Located in Grand Central, it has 3 bedrooms, 1 full bathroom, and a smooth, flowing layout. Through a covered front porch, you enter into a nice-sized living room. Just beyond is the kitchen with an adjacent dining room nook. The primary bedroom is in the rear of the home and has a walk-in closet. Two additional bedrooms have great closet space and window AC units. The full bathroom is spacious and has an extra linen closet for ample storage. The furnace and water heater are approximately five years old. The backyard has a good amount of greenspace and room for outdoor gardening or furniture. It is conveniently located near retail, dining, and entertainment in Downtown Louisville and NuLu and within minutes from expressways. This home currently has tenants living there with an active lease and is sold as-is.

22. 2008-04-30
    soldstatus $12,500
23. 2008-02-27
    listed $25,000
24. 2007-09-18
    historical
25. 2007-02-23
    listed $33,000
26. 2004-09-30
    soldstatus $12,000
27. 2004-07-22
    listed $15,750

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$840/yr (+$70/mo · 190.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $14,325
• − Mortgage interest: −$8,346
• − Property taxes: −$441
• − Insurance: −$745
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,335
• Taxable loss: −$1,834
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,194/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): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• 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

+884.1% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $155,000 Metro Search MLS
• 2026-03-25 Listed $160,000 Metro Search MLS
• 2025-08-28 Price Changed $155,000 Metro Search MLS
• 2025-07-04 Price Changed $160,000 Metro Search MLS
• 2024-01-18 Sold (MLS) $35,000 Metro Search MLS
• 2023-12-25 Contingent — Metro Search MLS
• 2023-12-22 Listed $35,000 Metro Search MLS
• 2008-04-30 Sold (MLS) $12,500 Metro Search MLS
• 2008-02-27 Listed $25,000 Metro Search MLS
• 2007-09-18 Listing Removed — Metro Search MLS
• 2007-02-23 Listed $33,000 Metro Search MLS
• 2004-09-30 Sold (MLS) $12,000 Metro Search MLS
• 2004-07-22 Listed $15,750 Metro Search MLS

Property tax history

+5.6%/yr

Latest (2025): $441 · -15.2% YoY. Source: county tax records.