Side-by-Side Duplex with
For Sale
$180,000
4615 Beechbrook Rd A & B, Louisville, KY 40218
Two residences provide spacious layouts, partially enclosed outdoor areas, and covered parking for each side.
Property Size2,000 SF
Price / SF$90
Days on Market19
Property Features for 4615 Beechbrook Rd A & B
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
partially fenced yard
Building Details
Year Built
1974
Buildings
1
Listing Agency:
simpler.realestate
(502) 641-6495
Listed By:
Anne Mayhugh · License #52360
Source:
Familyrealty
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 29 at 4:20PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of simpler.realestate
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two residences within approximately 2,000 SF. Each unit offers 3 bedrooms and 2 full baths, creating a consistent layout across both sides. The property was built in 1974 and includes partially fenced back and side yards, along with one carport serving each residence.
Located at 4615 Beechbrook Rd A & B in Louisville, the property is near Bashford Manor shopping. The combination of two matching units, outdoor areas, and dedicated covered parking provides a straightforward multifamily configuration.
Located at 4615 Beechbrook Rd A & B in Louisville, the property is near Bashford Manor shopping. The combination of two matching units, outdoor areas, and dedicated covered parking provides a straightforward multifamily configuration.
Key Highlights
- Two‑unit side‑by‑side duplex totaling 2,000 SF
- Each unit includes 3 bedrooms and 2 full baths
- Partially fenced back and side yards
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,611
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$272,220
$272.2K
Cap Rate 7%
$194,443
$194.4K
Cap Rate 9%
$151,233
$151.2K
Market Conditions
NOI Build-Up for 2,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$26.2K $13.08/SF
− Vacancy
−$1.4K −$0.71/SF
EGI
$24.7K $12.37/SF
− OpEx
−$11.1K −$5.57/SF
NOI
$13.6K $6.81/SF
Area
Louisville, KY
Vacancy
5.40%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$272,220
Cap Rate 7%
$194,443
Cap Rate 9%
$151,233
Alternative Uses
Best Use
Multifamily LT 5
$240.4K
$210.4K – $280.5K
NOI $16,829 @ 7.0% cap · market cap 9.35%
Second Best
Apartment 5plus
$194.4K
$170.1K – $226.9K
NOI $13,611 @ 7.0% cap · market cap 7.56%
Theoretical Best
Office A
$518.4K
$453.6K – $604.8K
NOI $36,288 @ 7.0% cap · market cap 20.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
368
Businesses Nearby
Explore this area
Business Placement
Demographics for 40218, KY
33,437
Population
14,697
Households
2.3
Avg Household Size
36
Median Age
29%
College-Educated
89%
High-School Grad
9.0 sq mi
ZIP Area
3,715
Density / Sq Mi
$56,191
Median Household Income
$35,784
Median Earnings
$1,059
Median Rent
$195,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences provide spacious layouts, partially enclosed outdoor areas, and covered parking for each side.
Where is this duplex located?
The property is located at 4615 Beechbrook Rd A & B Louisville, KY.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: Two‑unit side‑by‑side duplex totaling 2,000 SF; Each unit includes 3 bedrooms and 2 full baths; Partially fenced back and side yards
