Duplex with Two-Car
For Sale
$264,900
526 Atwood St, Louisville, KY 40217
Two-unit property with a newer roof and freshly painted exterior.
Property Size2,699 SF
Price / SF$98.15
Days on Market8
Property Features for 526 Atwood St
General Information
Standard status
Active
Size
2,699 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1900
Listing Agency:
Caperton Realty
Listed By:
Adam G Caperton
(502) 386-3017
Source:
Familyrealty
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 21 at 10:00AM
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.
Built in 1900, this duplex contains 2,699 square feet arranged as two residential units. Each unit is currently configured with two bedrooms and one bathroom, providing separate living spaces within the property. A two-car garage serves the building, while the newer roof and freshly painted exterior provide important existing improvements.
The property is located in Louisville near area universities, downtown, major employment centers, shopping, dining, and entertainment. Its current layout supports continued use as a duplex, with each residence offering a distinct two-bedroom, one-bath configuration.
The property is located in Louisville near area universities, downtown, major employment centers, shopping, dining, and entertainment. Its current layout supports continued use as a duplex, with each residence offering a distinct two-bedroom, one-bath configuration.
Key Highlights
- 2,699‑square‑foot duplex with two residential units
- Each unit currently has 2 bedrooms and 1 bathroom
- Two‑car garage included
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
$22,710
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
8.57%
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%
$454,200
$454.2K
Cap Rate 7%
$324,429
$324.4K
Cap Rate 9%
$252,333
$252.3K
Market Conditions
NOI Build-Up for 2,699 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
$32.4K $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%
$454,200
Cap Rate 7%
$324,429
Cap Rate 9%
$252,333
Alternative Uses
Best Use
Multifamily LT 5
$324.4K
$283.9K – $378.5K
NOI $22,710 @ 7.0% cap · market cap 8.57%
Second Best
Apartment 5plus
$262.4K
$229.6K – $306.1K
NOI $18,368 @ 7.0% cap · market cap 6.93%
Theoretical Best
Office A
$699.6K
$612.1K – $816.2K
NOI $48,971 @ 7.0% cap · market cap 18.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with a newer roof and freshly painted exterior.
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 $264,900.
What are key features of this property?
This property features: 2,699‑square‑foot duplex with two residential units; Each unit currently has 2 bedrooms and 1 bathroom; Two‑car garage included
