Duplex with Detached 2-Car
For Sale
$279,000
526 Atwood St, Louisville, KY 40217
MULTI_FAMILY - Louisville, KY
Property Size2,699 SF
Lot Size0.92 Acres
Price / SF$103.37
Days on Market58
Property Features for 526 Atwood St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Dining Room, Bathroom 1
Subdivision
SEMPLE
Lot features
Sidewalk
Directions
From S 3rd St., right onto Cardinal Blvd, turn onto E Brandeis Ave., then slight right onto Bradley Ave., then right onto Atwood St.
Standard status
Active
APN
12035H01170000
Size
2,699 SF
Lot size
0.92 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Number of units
2
Building materials
Wood Frame
Roof type
Shingle
Listing Agency:
Caperton Realty
(502) 386-3017
Listed By:
Adam G Caperton
(502) 386-3017
Added: Jun 16
Changed: Aug 2
Last Checked: Aug 12 at 5:06PM
MLS# 1720555
Copyright © 2026 Greater Louisville Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Duplex property built in 1900, currently configured as two separate 1-bedroom, 1-bath units. The home features hardwood floors, oversized rooms, and original architectural details. Major exterior improvements have already been completed, including a new roof and fresh exterior paint, with interior updates ready for the next owner’s vision.
The property sits on a 0.92-acre lot and includes a detached 2-car garage. Utilities include public water and public sewer. Heating is natural gas forced air and cooling is central air. The building is wood frame with a shingle roof.
The current layout offers flexibility, with the ability to operate as a duplex or be converted into a single-family home depending on how you want to use the space.
The property sits on a 0.92-acre lot and includes a detached 2-car garage. Utilities include public water and public sewer. Heating is natural gas forced air and cooling is central air. The building is wood frame with a shingle roof.
The current layout offers flexibility, with the ability to operate as a duplex or be converted into a single-family home depending on how you want to use the space.
Key Highlights
- Currently configured as two 1‑bedroom, 1‑bath units
- Detached 2‑car garage
- 0.92‑acre lot
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
8.14%
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%
$454,200
$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 8.14%
Second Best
Apartment 5plus
$262.4K
$229.6K – $306.1K
NOI $18,368 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$699.6K
$612.1K – $816.2K
NOI $48,971 @ 7.0% cap · market cap 17.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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 - A two-unit duplex configured as two 1-bedroom, 1-bath homes with central air, natural gas forced-air heat, and a detached 2-car garage.
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: Currently configured as two 1‑bedroom, 1‑bath units; Detached 2‑car garage; 0.92‑acre lot
