Updated Shotgun
For Sale
$275,000
935 Samuel St, Louisville, KY 40204
MULTI_FAMILY - Shotgun - Louisville, KY
Property Size1,056 SF
Lot Size0.11 Acres
Price / SF$260.42
Days on Market9
Property Features for 935 Samuel St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 1
Patio and Porch features
Patio
Subdivision
GERMANTOWN
Lot features
Sidewalk
Directions
Goss Ave to Boyle St to Samuel St
Standard status
Active
APN
09025E00720000
Size
1,056 SF
Lot size
0.11 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1905
Number of units
2
Building materials
Aluminum Siding
Roof type
Shingle, Flat
Architectural style
Shotgun
Listing Agency:
EXP Realty LLC
(888) 624-6448
Listed By:
Ethan J Adams · License #244623
(502) 558-8193
Added: Aug 3
Last Checked: Aug 11 at 8:06PM
MLS# 1725211
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.
Built in 1905, this 1,056-square-foot duplex presents two one-bedroom, one-bath residences in a shotgun-style layout. Both units were updated within the last 3 years and are supported by new year-long leases. The property includes aluminum siding, shingle and flat roof sections, central air conditioning, and natural-gas forced-air heating. Each residence has access to patio space.
The 0.11-acre property is located at 935 Samuel St in Louisville’s Germantown area, with nearby restaurants, shopping, and parks. Public water and public sewer serve the property, providing established utility connections for the existing residential configuration.
The 0.11-acre property is located at 935 Samuel St in Louisville’s Germantown area, with nearby restaurants, shopping, and parks. Public water and public sewer serve the property, providing established utility connections for the existing residential configuration.
Key Highlights
- Two one‑bedroom, one‑bath units
- 1,056 square feet on 0.11 acres
- Both units updated within the last 3 years
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
$8,885
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
3.23%
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%
$177,700
$177.7K
Cap Rate 7%
$126,929
$126.9K
Cap Rate 9%
$98,722
$98.7K
Market Conditions
NOI Build-Up for 1,056 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
$13.4K $12.72/SF
− Vacancy
−$739 −$0.70/SF
EGI
$12.7K $12.02/SF
− OpEx
−$3.8K −$3.61/SF
NOI
$8.9K $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%
$177,700
Cap Rate 7%
$126,929
Cap Rate 9%
$98,722
Alternative Uses
Best Use
Multifamily LT 5
$126.9K
$111.1K – $148.1K
NOI $8,885 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$102.7K
$89.8K – $119.8K
NOI $7,187 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$273.7K
$239.5K – $319.3K
NOI $19,160 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
969
Businesses Nearby
Explore this area
Business Placement
Demographics for 40204, KY
14,600
Population
8,759
Households
1.7
Avg Household Size
38
Median Age
63%
College-Educated
97%
High-School Grad
3.2 sq mi
ZIP Area
4,563
Density / Sq Mi
$70,706
Median Household Income
$50,246
Median Earnings
$1,225
Median Rent
$314,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two refreshed residences offer a compact duplex configuration with central air, forced-air heat, and private patio space.
Where is this duplex located?
The property is located at 935 Samuel St Louisville, KY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two one‑bedroom, one‑bath units; 1,056 square feet on 0.11 acres; Both units updated within the last 3 years
