Executive verdict: No Qualified Deal. This public-source education screen includes Louisville KY 40214 and four nearby Louisville ZIPs. Five purchase cases remain Watch; one total-rehab case is Reject for today. Zero qualify as an Undeniable Deal Candidate.
This is a teaching screen, not brokerage, appraisal, investment, lending, tax, legal, zoning, licensing, inspection, financing, or purchase advice. Public listing pages can be stale, incomplete, or inconsistent; a public ask is not proof of value, condition, title, lawful use, insurance, rent, financing eligibility, or return.
ZIPs watched today
- 40214: required ZIP; public cases include 214 S Lillian Way at $205,000 and 4319 Southern Pkwy at $199,000.
- 40215: low-entry watch case at 936 Brentwood; the detail page and search surface show different public price signals.
- 40216: active inventory and a current public search price for 4306 Dohn; the direct detail surface is not synchronized.
- 40272: broad southwest-Louisville inventory; 5412 Fruitwood has a status/price conflict across public surfaces.
- 40258: affordability and repair-risk teaching lane; 7035 Kentucky is a public total-rehab/cash-only warning case.
Ranked public purchase cases
- 214 S Lillian Way, 40214 — $205,000 — Watch. Public page describes a 1954 brick 1.5-story, 3-bedroom/2-bath home with a 2-car garage, 1,571 square feet, 0.26 acre, large fenced yard, and one-owner-since-1962 history. Condition, title, permits, insurance, utilities, and lawful use remain unverified.
- 4319 Southern Pkwy, 40214 — $199,000 — Watch. Public Zillow page shows 3 bedrooms, 1 bath, 1,569 square feet, 1938 construction, 10,018-square-foot lot, 27 photos, and investor/future-improvements language. The public marketing language does not establish repair scope, title, permits, insurance, or lawful use.
- 936 Brentwood Ave, 40215 — $79,000 detail / $94,500 search-surface signal — Watch; public price conflict. The detail page shows 2 bedrooms, 1 bath, 814 square feet, 1940 construction, public water/sewer, and “little TLC” language. The public price history and search page do not reconcile cleanly; the detail page also contains a removed/listed history signal. Do not normalize the conflict.
- 4306 Dohn Ave, 40216 — $165,000 search-surface / $185,000 direct-detail signal — Watch; public price conflict. Public surfaces show 3 bedrooms, 1 bath, 1,041 square feet, 1959 construction, a large 8,276-square-foot lot, and a price-cut history. The current search and direct detail surfaces disagree on the ask.
- 5412 Fruitwood Dr, 40272 — $205,000 Redfin / $215,000 Realtor.com pending signal — Watch; public status/price conflict. Redfin’s public page describes a 4-bedroom/2-bath, 1,234-square-foot brick ranch with a new July 2026 roof and says it is back on market; Realtor.com’s public page shows $215,000 and Pending. The conflict is itself the diligence lesson.
Reject teaching case
7035 Kentucky Ave, 40258 — $150,000 — Reject for today’s low-ambiguity screen. Public remarks describe two connected homes, total rehabilitation, cash-only/no financing in current condition, prior roof leaking and termites, mold, and major wood damage. Public remarks are not an inspection, but they are enough to reject this case from the daily “strong candidate” lane.
Good-Buy walk-back
Teaching method: scenario ceiling = hypothetical exit × 79.5% − repairs − holding − reserve. These are transparent educational assumptions only; they are not appraisals, contractor estimates, rent forecasts, financing terms, offers, price targets, or recommendations.
| Case | Ask used | Scenario ceiling | Stress ceiling | Read |
|---|---|---|---|---|
| 214 S Lillian | $205,000 | $175,600 | $148,340 | Ask is above the scenario ceiling; no verified condition/value bridge. |
| 4319 Southern | $199,000 | $139,725 | $110,703 | Improvement language and unknown repairs create a wide gap. |
| 936 Brentwood | $79,000 detail | $71,275 | $53,498 | Closest numerical teaching case, but price/status conflict blocks escalation. |
| 4306 Dohn | $165,000 search | $133,875 | $110,488 | Price conflict must be reconciled before relying on the ask. |
| 5412 Fruitwood | $205,000 Redfin | $146,825 | $124,393 | Back-on-market/new-roof narrative conflicts with Realtor.com pending/$215,000 signal. |
Calculation inputs: 214 S Lillian: $280,000 exit, $20,000 repairs, $9,000 holding, $18,000 reserve. 4319 Southern: $255,000 exit, $35,000 repairs, $10,000 holding, $18,000 reserve. 936 Brentwood: $145,000 exit, $25,000 repairs, $7,000 holding, $12,000 reserve. 4306 Dohn: $225,000 exit, $22,000 repairs, $8,000 holding, $15,000 reserve. 5412 Fruitwood: $235,000 exit, $15,000 repairs, $9,000 holding, $16,000 reserve. The stress case reduces exit by 10% and increases repairs by 25%.
School-expansion scan
No verified free or low-cost 2–5-year school-ready site was found. The strongest public process lead is the Louisville Landbank Community Impact Solicitation for 3736 Lentz Avenue and 921 West Whitney Avenue in 40215. The public notice lists a question deadline of October 14, 2026 and final submission date of October 15, 2026, and requires an application-quality proposal. This is a public disposition process—not proof of free land, school use, zoning, funding, approval, or readiness for LBA/DTU.
Two bounded pilot routes remain useful but are not campuses: Goodwill West Louisville Learning Center rooms are provided at no cost for mission-aligned community meetings/trainings but prohibit commercial business activity, fees, client meetings, and recurring weekly/monthly use; Louisville Free Public Library meeting rooms must be free and open to the public and may not be used for financial gain, permanent headquarters, or private commercial operations.
Human-control boundary
No emails, calendar reads, realtor contacts, showing requests, offers, negotiations, payments, forms, signatures, contractor/inspector/title/lender actions, or commitments occurred. Minimum diligence before any human action is current status and price reconciliation, title/parcel/tax review, complete condition and systems evidence, permits/code/fire review, insurance and utility feasibility, lawful use, and professional advice where appropriate.
DTU Real Estate Education: walk backward from a verified use case, preserve uncertainty, and never let a low asking price substitute for proof.