These conditions create openings for redevelopment, mixed-use repositioning, and long-term land plays that only show up once a generation.And here’s the real headline:Louisville is not the national market.Our fundamentals look radically different from the metros you see flashing across the news.We aren’t oversupplied.We aren’t overpriced.We aren’t leveraged to tech layoffs.We aren’t dependent on volatile immigration inflows.We aren’t a boom-and-bust Sun Belt city.We’re stable, affordable, centrally located, logistics-driven, healthcare-anchored, and insulated from the wild swings everyone else is dealing with.

I’ve been approached by a lady to buy and estate for 65,000, the zestimate says it’s worth 180,000.

I know a lady who is doing quite well there with str.

@Erik Estrada, that .25 example is wild — definitely an edge case, but great reminder that commercial leases can dramatically shift the real coverage, even if they don’t help with qualifying.In today’s market, creativity and compensating factors carry weight, but the underwrite still needs to make sense.

Our first property was a hoarder/cat lady house.

Our city council is wild.

Numbers can swing wildly with such a small sample size.

THEY TALKED TO THE LADY AT THE DESK.

I coached an amazing young lady who jumped into wholesaling about a year ago so would be happy to give you advice if you had questions about the process or how to get things rolling fast.

Student housing just hit roughly 95% occupancy for Fall 2025, while many conventional multifamily assets are still hovering under 90%.That’s a pretty wild gap when you think about it.Even with higher rates and tighter lending conditions, demand for quality, campus-adjacent housing hasn’t slowed down.