823 S 32nd St

✨ Contact for Access Details ✨

Property Details :

Bedroom-3

Bathroom -2

Living Area sqft 1575 sqft

Exterior Wall- Vinyl Siding

Basement Foundation-Full Crawl

Year Built 1903

Stories-2.00

Approximate acreage- .15 acres

Roof- 2 years old

Furnace-2 years old

AC-2 years old

Water Heater-2 years old

Electric- 200 amps

Plumbing- Pex/ PVC

Windows-Updated



Subject 2 Option offered

Come to closing w/ 25,000 (includes seller down payment, Arrears, Attorney Fees and Assignment fee)

Purchase price- $190,486

Loan balance-$165,486

Down payment-$25,000

Monthly payment-$1,495.49

Interest rate-7.625 percent



Turn Key




🏥 PERFECT FOR SOBER-LIVING / GROUP HOME OPERATORS

This property checks ALL the boxes operators look for:

✅ Updated mechanicals (HVAC, roof, plumbing, electrical)

✅ Residential neighborhood — ideal for licensing

✅ Strong bedroom count for maximizing per-bed revenue

✅ Turn-key systems = minimal CapEx upfront

✅ Existing mortgage keeps monthly expenses fixed

— perfect for predictable NOI

✅ Minimal competition for Subject-To deals in Louisville

Sober living operators in Louisville typically collect:

👉 $550–$750 per bed (non-clinical)

👉 $850–$1,200 per bed (MAT / structured)

👉 6–10 beds = $4,000–$12,000+ monthly gross


TURN-KEY SUBJECT TO DEAL
Perfect if you want:

• Long-term cash flow

• A low-barrier entry into a high-ROI asset class

• An appreciating asset with fixed debt

• Minimal rehab + updated major systems