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    Lexington Multifamily Investment Opportunity Title is generated by Realmo AI

    388 Redding Road, Lexington, KY 40517

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    Claim this Listing
    For Sale
    $1,049,900

    MULTI_FAMILY - Lexington, KY

    Property size:
    7,300 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $143/SF
    Added:
    Apr 15, 2026
    Days on Market:
    50
    Last Refresh:
    Jun 3 at 12:06 am

    Property Features for 388 Redding Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    16
    Bathrooms
    8
    Rooms
    Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 11, Bedroom 2, Bedroom 9, Bathroom 5, Bathroom 7, Bedroom 12, Bedroom 14, Bathroom 8, Bathroom 4, Bathroom 3, Bedroom 5, Bedroom 4, Bedroom 7, Bedroom 8, Bathroom 2, Bedroom 15, Bedroom 10, Bedroom 13, Bedroom 16, Bathroom 6, Bedroom 6
    Standard status
    Active
    APN
    13744638
    Size
    7,300 SF
    Lot size
    0.27 Acres

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1978
    Floors in Building
    2

    We can help!

    Listing Contact
    Iris Todd
    Iris Todd

    Listing agent Iris Todd License #217832

    Listing office Bluegrass Property Exchange 505 Wellington Way Suite 175B, Lexington, KY

    Listing date Apr 15, 2026

    MLS# 26007953 Listing URL

    Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turn‑key 8‑unit apartment building with immediate value‑add potential.
    • 100% occupied with month‑to‑month leases, providing flexibility.
    • Major capital improvements recently completed: newer roof, gutters, windows, siding, and breaker panels.
    • Blend of stable income from 5 long‑term tenants and upside from future interior updates.
    • Several units have been recently updated/renovated.
    • Central Air Cooling.

    Overview

    This 8-unit apartment building in Lexington, Kentucky, presents a turn-key investment opportunity with immediate value-add potential. The property is currently 100% occupied, with all tenants on month-to-month leases, offering maximum flexibility for rent increases, additional renovations, or portfolio repositioning. Five of the eight tenants are long-term residents. Recent major capital improvements include a newer roof, gutters, windows, siding, and breaker panels. Several units have also been recently updated or renovated, creating a blend of current stability and upside through future interior updates. The property has a lot size of 0.2686 acres and a property size of 7300 square feet.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $106.0k $14.52
    − Vacancy −$4.7k −$0.64
    EGI $101.3k $13.88
    − OpEx −$45.6k −$6.25
    NOI $55.7k $7.63
    7,300 SF · lease $14.52/SF/yr · vacancy 4.40% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $796.2K
    $696.7K – $928.9K (±1% cap)
    NOI $55,733 @ 7.0% cap · market cap 5.31%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.51M
    $1.32M – $1.77M (±1% cap)
    NOI $105,961 @ 7.0% cap · market cap 10.09%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Lexington
    County
    Fayette
    State
    Kentucky
    Longitude
    -84.505373
    Latitude
    37.988675

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    FAQs

    What type of property is this?
    Apartment building - Turn-key 8-unit apartment building with value-add potential.
    Where is this apartment building located?
    The property is located at 388 Redding Road Lexington, KY.
    What is the asking price?
    The asking price for this property is $1,049,900.
    What are key features of this property?
    This property features: Turn‑key 8‑unit apartment building with immediate value‑add potential.; 100% occupied with month‑to‑month leases, providing flexibility.; Major capital improvements recently completed: newer roof, gutters, windows, siding, and breaker panels.
    (859) 396-3267
    We can help!
    Listing Contact
    Iris Todd
    Iris Todd
    Real Estate License ID: 217832
    Request Owner's contact information
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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
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