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    10233 Blue Lick Rd Louisville, KY 40229

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    Sponsored
    For Sale
    $2,450,000

    MULTI_FAMILY - Other - Louisville, KY

    Type:Apartment
    Property size:
    22,812 SF
    Days on Market:
    1
    Last Refresh:
    Mar 21 at 6:06 pm

    Property Features for 10233 Blue Lick Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Apartment
    Standard status
    Active
    APN
    203500020000
    Patio and Porch features
    Porch
    Size
    22,812 SF

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2003
    Number of units
    21
    Building materials
    Vinyl Siding, Wood Frame, Brick
    Roof type
    Shingle
    Architectural style
    Other

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    Listing Contact
    Shawn Owens

    Beck Realty Group

    Listing agent Shawn Owens

    Listing date Mar 21, 2026

    MLS# 1712112

    Copyright © 2026 Greater Louisville Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Louisville Multifamily Investment Opportunity

    Located off Blue Lick Rd & Hillcross Dr in Louisville, KY, this multifamily property at 10233 Blue Lick Rd features 21 townhome-style units. The property includes six 3-bedroom, 1.5-bath units and fifteen 2-bedroom, 1.5-bath units, totaling 22,812 square feet. Constructed approximately 23 years ago, the property has new dimensional shingle roofs installed in August/September 2023 on all three buildings. The current rent roll is $24,461 per month with two vacancies, and a potential of $27,063 per month once fully occupied, with further potential up to $29,721 per month. Tenants are responsible for paying LG&E, while the owner covers water, sewer, and trash expenses. Each unit is equipped with laundry facilities. A large on-site parking lot is available. This property presents a value-add opportunity through lease-up, along with a potential condo conversion exit strategy that could potentially generate a profitable return. See attached rent roll and LURA letter.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Restaurant Nail Salon Building Supply Auto Repair Shop Big Box & Wholesale Store Accounting Firm Auto Parts Store Kitchen & Bath Showroom Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Louisville
    County
    Jefferson
    State
    Kentucky
    Longitude
    -85.696331
    Latitude
    38.095686

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    FAQs

    What type of property is this?
    Apartment building - 21 townhome-style units with value-add potential in Louisville, KY.
    Where is this apartment building located?
    The property is located at 10233 Blue Lick Rd Louisville, KY.
    What is the asking price?
    The asking price for this property is $2,450,000.
    What are key features of this property?
    This property features: - Strong investment opportunity with potential for increased rental income (currently $24,461/month, potential up to $29,721/month when fully occupied).; - 21 large townhome-style units with a mix of 3-bed/1.5-bath and 2-bed/1.5-bath configurations.; - New dimensional shingle roofs (Aug/Sept 2023) on all three buildings.
    (502) 640-6890
    Request Owner's contact information
    10233 Blue Lick Rd Louisville, KY 40229
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    Louisville, KY 40229
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    10233 Blue Lick Rd Louisville, KY 40229
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    We can help!
    Listing Contact
    Shawn Owens
    Real Estate License ID: 217950
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