Louisville, KY




Overview:


  • County: Jefferson County
  • Property tax rate: 1.1%
  • Population: 620,000
  • Size Rank: 1st in Kentucky, 30th in United States
  • Industries: logistics, bourbon, healthcare, data science

Did you know?


  • Louisville is a major ecommerce and logistics hub for UPS, Amazon.
  • There is a scarcity of buildable land.
  • Louisville International Airport (SDF) is a 5 to 15 minute car ride from most neighborhoods.
  • Low cost of living makes Louisville an attractive place for young people to settle down.
  • Largest city in the state of Kentucky with over 620,000 residents and growing steadily.
  • Emerging tech/data economy with diverse group of major employers including UPS, Humana, YUM Brands.
  • Comparatively low prices for single family and multi-family properties.

Insights from our local experts:


  • "Slow to rise, slow to fall" -- insulated compared to most other markets
  • Cash flow play with good equity appreciation
  • Investment properties appreciating between $7,500 - $10,000 per year
  • Can easily hit 1% rule, as high as 1.3% (monthly rent ÷ purchase price)
  • Quadplexes in $150,000 range that cashflow $2,200/month
  • D-grade homes with 25% cap rates are not uncommon but you need to make sure they are rented
  • B-grade property for $90,000 range
  • C-grade property has good appreciation, low risk
  • Nowhere to build in Louisville, everything is getting renovated and turned over.
  • Louisville property values are not affected by school district due to Jefferson County Public Schools Student Assignment Plan.
  • Not a lot of natural disasters -- low tornado risk, most houses next to Ohio River are not in flood plain.
  • No hard water, natural limestone filtration shelf -- the best bourbon shorts with the best water...
  • Convenient commuting, can get most places in under 15 minutes.​

Favorite neighborhoods to find bargains:


  • Newburg
  • Shively
  • Okolona
  • Fairdale
  • Valley Station
  • Beuchel
  • Churchill Downs

Proximity to other cities (by car):


  • Lexington, KY: 1 hour 25 minutes (77 miles)
  • Cincinnati, OH: 1 hour 35 minutes (100 miles)
  • Indianapolis, IN: 1 hour 50 minutes (115 miles)
  • Dayton, OH: 2 hours 30 minutes (153 miles)
  • Nashville, TN: 2 hours 40 minutes (176 miles)
  • Columbus, OH: 3 hours 10 minutes (206 miles)
  • Chicago, IL: 4 hours 45 minutes (299 miles)

Sources:


  • Greater Louisville Association of Realtors: Market Statistics
  • U.S. Census QuickFacts: Louisville, Jefferson County, Kentucky
  • Louisville Metro Open Data

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