Duplex With Detached
For Sale
$279,000
526 Atwood St, Louisville, KY 40217
Flexible residential income property with hardwood floors, large rooms, and completed exterior improvements.
Property Size2,700 SF
Price / SF$103.33
Days on Market24
Property Features for 526 Atwood St
General Information
Standard status
Active
Size
2,700 SF
Total Parking Spaces
2
Property subtype
Multi Family Home
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1900
Units
2
Listing Agency:
Caperton Realty
(502) 386-3017
Listed By:
Adam G Caperton
Source:
Goldstarrealtyky
Added: Aug 6
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 Caperton Realty
Investment Insights
Based on property information with market context.
This duplex, built in 1900, contains approximately 2,700 square feet and is arranged as two one-bedroom, one-bath units. The interior includes hardwood flooring, generously sized rooms, and original architectural elements. The layout also offers the option to reconfigure the property as a single-family residence, subject to applicable requirements.
Exterior work includes a new roof and fresh exterior paint. A detached two-car garage provides additional covered parking and storage. Located at 526 Atwood St in Louisville, the property combines an existing duplex arrangement with a flexible floor plan and substantial period character.
Exterior work includes a new roof and fresh exterior paint. A detached two-car garage provides additional covered parking and storage. Located at 526 Atwood St in Louisville, the property combines an existing duplex arrangement with a flexible floor plan and substantial period character.
Key Highlights
- Approximately 2,700 square feet in a duplex configuration
- Two 1‑bedroom, 1‑bath units
- Conversion potential to a single‑family residence
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
$22,719
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
8.14%
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%
$454,380
$454.4K
Cap Rate 7%
$324,557
$324.6K
Cap Rate 9%
$252,433
$252.4K
Market Conditions
NOI Build-Up for 2,700 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
$34.3K $12.72/SF
− Vacancy
−$1.9K −$0.70/SF
EGI
$32.5K $12.02/SF
− OpEx
−$9.7K −$3.61/SF
NOI
$22.7K $8.41/SF
Area
Louisville, KY
Vacancy
5.50%
Lease Rate
$12.72 /SF/Yr
Expense Ratio
30.00%
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%
$454,380
Cap Rate 7%
$324,557
Cap Rate 9%
$252,433
Alternative Uses
Best Use
Multifamily LT 5
$324.6K
$284.0K – $378.7K
NOI $22,719 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$262.5K
$229.7K – $306.3K
NOI $18,375 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$699.8K
$612.4K – $816.5K
NOI $48,989 @ 7.0% cap · market cap 17.56%
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
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 40217, KY
13,061
Population
6,840
Households
1.9
Avg Household Size
36
Median Age
48%
College-Educated
95%
High-School Grad
2.4 sq mi
ZIP Area
5,442
Density / Sq Mi
$68,573
Median Household Income
$48,298
Median Earnings
$1,150
Median Rent
$220,700
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 - Flexible residential income property with hardwood floors, large rooms, and completed exterior improvements.
Where is this duplex located?
The property is located at 526 Atwood St Louisville, KY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Approximately 2,700 square feet in a duplex configuration; Two 1‑bedroom, 1‑bath units; Conversion potential to a single‑family residence
