3936 Woodruff Ave · Louisville, KY 40215

$113,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily · 12 Days on market

Built 2004 4,356 sqft lot Est $160k · 29% under ↓ 16% since listing

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• 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

Investor's Dream Property! Welcome to a unique investment opportunity that is sure to impress. This property features a fully rented, cash-flowing, 2-bedroom unit that is an investor's dream come true. The property is well-maintained and boasts a modern design with spacious rooms, ample natural light, and comfortable living spaces. The two bedrooms are generously sized, perfect for tenants seeking a balance of comfort and functionality. What sets this property apart is its consistent cash flow. Fully rented, it provides a steady income stream that makes it an attractive investment. This is a rare find in today's market, making it a must-see for any serious investor. Don't miss out on thi

Key facts

• 4,356 sq ft lot
• Built 2004
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Cap rate 8.3% 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); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% 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 $781 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 $32k cash investment doubles in ~10 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 41% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $113k implies a 105% gain — meaningful room to come down on a strong offer.

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 $113,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3670 Woodruff Ave	0.36mi	3/1.0 (+1)	1,102 (+5%)	4mo	$159,500	$145	67
4020 Parthenia Ave	0.43mi	3/2.0 (+1)	1,033 (-2%)	4mo	$142,500	$138	65
3801 Craig Ave	0.25mi	3/2.0 (+1)	958 (-9%)	1mo	$198,900	$208	64
4618 N Rutland Ave	0.44mi	3/1.5 (+1)	988 (-6%)	1mo	$165,000	$167	62
1215 W Woodlawn Ave	0.40mi	3/1.0 (+1)	1,119 (+7%)	5mo	$175,000	$156	61
3611 Woodruff Ave	0.50mi	3/1.0 (+1)	1,125 (+7%)	1mo	$175,000	$156	59
1317 Oakwood Ave	0.67mi	3/1.0 (+1)	1,018 (-3%)	4mo	$137,500	$135	56
3723 Warren Ave	0.57mi	2/1.0	930 (-11%)	0mo	$90,000	$97	54
1416 Berry Blvd	0.67mi	2/1.0	1,154 (+10%)	3mo	$142,500	$123	50
1013 W Whitney Ave	0.65mi	3/1.0 (+1)	1,120 (+7%)	6mo	$170,000	$152	49
3668 Woodruff Ave	0.37mi	3/3.0 (+1)	1,158 (+10%)	6mo	$212,500	$184	48
1431 Berry Blvd	0.71mi	2/1.0	1,184 (+13%)	4mo	$155,000	$131	42

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,712
• Equity at exit: $16,849

10-year hold

• IRR: 8.8%
• Equity multiple: 1.74×
• Total profit: $23,321
• Equity at exit: $9,770

Cash invested: $31,640 (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: 119
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$593
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $189

Break-even live

Break-even rent $930

Max offer price $113,000

Occupancy floor 79%

Sensitivity live

Price	-10% $253	-5% $221	+0% $189	+5% $157	+10% $125
Rent	-10% $96	-5% $142	+0% $189	+5% $235	+10% $281
Rate	-1.0pp $246	-0.5pp $217	base $189	+0.5pp $159	+1.0pp $130

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4046 Taylor Blvd Unit 2 Louisville, KY	2.0	1.0	800	$900	$1.12	25d	1	0.20mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	17d	1	0.22mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	13d	1	0.32mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	17d	1	0.34mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	25d	1	0.35mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	17d	1	0.35mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	22d	1	0.39mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	13d	1	0.44mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	17d	1	0.52mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	25d	1	0.57mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	25d	1	0.58mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	13d	1	0.58mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	25d	1	0.61mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	18d	1	0.73mi
1517 Shingo Ave Louisville, KY	3.0	2.0	1100	$1,349	$1.23	25d	1	0.77mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	3d	1	0.77mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	13d	1	0.77mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	25d	1	0.78mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	22d	1	0.82mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	25d	1	0.82mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	17d	1	0.82mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	4d	1	0.82mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	15d	4	0.82mi
3524 Georgetown Cir Louisville, KY	2.0	1.0	734	$1,050	$1.43	4d	1	0.82mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,108	$1.62	25d	2	0.82mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	11d	1	0.82mi
1507 Arling Ave Louisville, KY	3.0	2.0	1148	$1,275	$1.11	17d	1	0.83mi
4704 Southern Pkwy Unit A1 Louisville, KY	1.0	1.0	750	$775	$1.03	18d	1	0.93mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	25d	1	0.95mi
4725 Southern Pkwy Unit 1 Louisville, KY	2.0	1.0	1296	$925	$0.71	4d	1	0.96mi
1519 Crums Ln Louisville, KY	2.0	1.0	820	$888	$1.08	17d	2	0.96mi
4604 Southern Pkwy Louisville, KY	1.0	1.0	780	$800	$1.03	4d	1	0.97mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	15d	3	0.97mi
1519 Crums Ln Apt 25 Louisville, KY	2.0	1.0	820	$900	$1.10	25d	1	0.99mi
4619 Southern Pkwy Unit 3 Louisville, KY	1.0	1.0	700	$975	$1.39	3d	1	1.04mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	25d	1	1.07mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	25d	1	1.09mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	17d	1	1.13mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	25d	1	1.15mi
4818 S 3rd St Unit 2 Louisville, KY	1.0	1.0	800	$800	$1.00	13d	1	1.16mi

Listing history 13 events

1. 2025-06-23
   historical
2. 2025-06-23
   listed $80,000 Active
3. 2024-02-01
   status Pending
4. 2024-01-13
   listed $113,000 Active
5. 2018-07-11
   soldstatus $55,000
6. 2018-07-09
   soldstatus $55,000 Closed
7. 2018-02-16
   status Pending
8. 2018-02-11
   listed $55,000 Active
9. 2009-03-30
   soldstatus $25,000
10. 2009-01-07
    listed $30,000
11. 2008-01-31
    historical
12. 2007-07-26
    listed $89,000
13. 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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) · 74% 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: $14,022
• − Mortgage interest: −$6,330
• − Property taxes: −$1,138
• − Insurance: −$565
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,287
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,154/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

13 events — show timeline

• 2025-06-23 Listed $80,000 Metro Search MLS
• 2025-06-23 Listing Removed — Metro Search MLS
• 2024-02-01 Pending — Metro Search MLS
• 2024-01-13 Listed $113,000 Metro Search MLS
• 2018-07-11 Sold (Public Records) $55,000 Public Records
• 2018-07-09 Sold (MLS) $55,000 Metro Search MLS
• 2018-02-16 Pending — Metro Search MLS
• 2018-02-11 Listed $55,000 Metro Search MLS
• 2009-03-30 Sold (MLS) $25,000 Metro Search MLS
• 2009-01-07 Listed $30,000 Metro Search MLS
• 2008-01-31 Listing Removed — Metro Search MLS
• 2007-07-26 Listed $89,000 Metro Search MLS
• 2006-04-10 Sold (Public Records) $95,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,138 · +58.4% YoY. Source: county tax records.