Hi all, Rob here, a Louisville agent who works mostly with investors. $875 billion. That's how much commercial and multifamily mortgage debt comes due in 2026, according to the Mortgage Bankers Association. It's about 17 percent of all the commercial real estate debt in the country. Last year it ...
Hi all, Rob here, a Louisville agent who works mostly with investors. You know the house. Three bedroom in Fern Creek, dated but clean, needs paint and carpet and a countertop. No investor will pay you a finder's fee on it, because there's no big repair job for them to make money on. And the sell...
You're in the middle of your BRRRR strategy, you've bought a property and got funding from hard money. You've rehabbed, rented the property out and you're cash flowing. Now it's time to refinance. Your hard money lender does DSCR cash out refinancing, but you also know a mortgage lender that you ...
The hardest part of a 1031 exchange usually isn't the paperwork. That's your QI's job (the qualified intermediary, the company that holds your sale money) and your CPA's. The hard part is finding replacement property you actually want before your deadlines hit. In Louisville, small multifamily ju...
Does it really matter if the wholesaler you're dealing with has experience or not? I went to my first KREIA meeting last week, with the hope of meeting a wholesaler, after having a conversation with a HML who smartened me up and made me realize that most investors get their properties from wholes...
Some houses come with a loan attached that no bank will ever write again. A 2.75% loan. A 3% loan. Sitting inside a house that's for sale right now, and the next buyer can take it over. When I ran our MLS, 26 active listings in Kentucky were flagged assumable. Out of roughly 4,500. Then I searche...
Hi all, Rob here, a Louisville agent who works mostly with investors. Two people want the same house. The seller can't drop the price. The buyer can't get the loan. Not this year. A lease option doesn't need anybody to give. It needs time, and time is the one thing both of those people have. A le...
I have been running the numbers on some deals, mostly 2-4 unit properties, and I am finding that nothing on the MLS is even coming close to cash flowing at the list price. I am sure part of it is just how the market is, but I want to check to see if the numbers I am using are right in the first p...
Everybody's talking about the K-shaped economy: the top doing great while the bottom gets squeezed. You can see a version of it in Louisville housing right now. I pulled single-family sales in Jefferson County (Louisville) from our MLS for the last 90 days and compared them to what's sitting on t...
Hey everyone — I’m Cade, 22 years old and a recent Indiana University graduate. Over the next year, I’m looking to purchase my first small multifamily property in the Louisville market and house hack it by living in one unit and renting out the other. Right now, I have very little in monthly expe...
In Jefferson County, KY right now there are 153 multifamily buildings for sale. 38% have cut their price, 69% have been sitting 60+ days, and September sales closed at 90.6% of original asking. Put that next to the $875 billion in commercial loans coming due this year and you've got owners with a...
Hi all, Rob here, a Louisville agent who works mostly with investors. I see a lot of "which market should I pick" threads, so here's my case for Louisville right now, with the numbers and the downsides. I think this market is undervalued by 20-30% relative to peer cities. We do not score well on ...
Hi all, Rob here, a Louisville agent who does a lot of creative-terms deals. This is the Kentucky-specific stuff I wish more people knew before they wrote their first seller-finance deal here. Thirty-nine point four percent. That's the share of American homeowners who own their house outright: no...
Hi all, Rob here, an agent in Louisville. Continuing my monthly Louisville numbers. In September, fewer houses went under contract in Jefferson County than in December. December. The week of Christmas. The month "nobody buys a house." 530 single-family homes went pending in September. August was ...
Hi: I am Francisco. I am a property owner and operator based in Louisville. After buying our first 200 units, we moved from Miami, FL to Louisville to operate our properties. We own 500 units in ETown, Bowling Green and Louisville, all from syndications. The post-covid period and post IR increase...
Here's a number that should be on every investor's radar this fall: $875 billion. That's how much commercial and multifamily mortgage debt comes due in 2026, according to the Mortgage Bankers Association. It's about 17 percent of all the commercial real estate debt in the country. Last year it wa...
I get asked by out-of-state investors all the time: why Louisville? So here's the short version, with numbers. Taxes are going the right direction. Kentucky's state income tax was 5% in 2018. As of January 2026 it's a flat 3.5%. Every cut makes it a little easier for people and businesses to move...
Hello After underwriting a Multifamily near East Market District(I Looking it up on a map). Recently I was in town and drove pass the subject property. Not terrible, so Now I am looking to speak with CRE brokers locally and property managers to get a better understanding of the market.
I've just recently learned that there are wholesalers who you can get properties from. What I didn't realize, is how hard they are to find.
I would like to get some investors' opinions on the pros and cons they have experienced on renewing a tenant's lease or just letting them go month to month. If you have a good tenant and don't want them to leave, does it make sense to do a renewal and risk them denying the renewal and even potent...
August numbers for the Louisville MLS footprint: homes sold 1,372 (down 7.3% YoY), median price $300,000 (up 1.5% YoY), average price $366,825 (up 5.4% YoY), new listings 2,174 (up 3.5% YoY), pending sales 1,054 (down 26.3% YoY), days on market 46 (up 21.1% YoY), active inventory 4,490 (up 33% Yo...
Hey everyone — I’m Cade, 22 years old and a recent Indiana University graduate. Over the next year, I’m looking to purchase my first small multifamily property in the Louisville market and house hack it by living in one unit and renting out the other. Right now, I have very little in monthly expe...
Investors, I’d really love some honest opinions. I have a new construction single-family 4 bed/2 bath in Kentucky listed at $400,000, and I’m all in at about $370,000. Holding costs are around $2,750/month, and it’s just not selling. If this were YOUR deal, what would you do? What would be the be...
What are some of the ways a investor friendly real estate agent can be a asset in the BRRRR strategy.
I pulled my own MLS numbers for Jefferson County, Kentucky this week - single family, July against July - and one line in the table refuses to behave. Active listings: 1,777 -> 2,291. Up 28.9%. Pendings: 999 -> 882. Down 11.7%. Average days on market: 23.0 -> 26.2. Up 3.2 days. Actives per pendin...