Send me a property to evaluate.
Found a rental, a flip, or a small multifamily in Louisville? Send me the address or the listing link. I’ll run the numbers the same way I underwrite my own deals and tell you straight whether it works.
The numbers that decide the deal.
Not a sales pitch. A plain read on the property from someone who has bought, fixed, rented, and managed them.
Price and rehab check
What comparable homes actually sold for, a realistic after-repair value, and whether the rehab budget holds up.
Rent and expenses
Market rent for that street, plus taxes, insurance, vacancy, repairs, capital reserves, and management.
Returns at today’s rates
Monthly cash flow, cash-on-cash return, cap rate, and debt coverage, run at current financing, not 2021’s.
Strategy and exit
Long-term rental, BRRRR, flip, or short-term rental, and the offer price where it starts to make sense.
What a review looks like.
Here’s the kind of breakdown you’d get back on a typical Louisville duplex. These are illustrative numbers, not a real listing.
My take: it works, but it’s thin. At 7%+ rates it cash flows about $225 a month. I’d push for a price closer to $205,000 or seller-paid closing costs before calling it a deal. The negotiation is where this one gets made.
| Purchase price | $220,000 |
|---|---|
| Rehab | $15,000 |
| Rent (2 units × $1,150) | $2,300/mo |
| Operating expenses | −$950/mo |
| Mortgage (P&I) | −$1,126/mo |
| Cash flow | ~$225/mo |
| Cap rate | 7.4% |
| Cash-on-cash return | ~3.5% |
| Debt coverage (DSCR) | 1.20 |
Expenses include taxes, insurance, 8% vacancy, 10% repairs and capital reserves, and 8% management. Cash invested assumes about $6,000 in closing costs.
Tell me what you’re looking at.
An address or listing link is enough to start. I’ll follow up within one business day with the numbers and my honest take.
Rather text it? Send the link to (502) 889-0122.
Want to learn first? Read the investor FAQ or my posts on real estate professional status and short-term rental taxes.
