Five-Unit Apartment
For Sale
$295,000
12819 Dixie Hwy, Louisville, KY 40272
Multi Family, Louisville, KY
Property Size2,968 SF
Price / SF$99.39
Days on Market380
Property Features for 12819 Dixie Hwy
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1
Exterior features
Balcony
Directions
Gene Snyder to Dixie Highway
Subdivision
05-Auburndale/Fairdale/IroquoisPrk/Shively
Standard status
Active
APN
111300170020
Size
2,968 SF
Utilities
Sewer type
Public Sewer
Building Details
Number of units
5
Building materials
Aluminum Siding
Roof type
Asphalt
Architectural style
Bungalow
Listing Agency:
Gant Hill & Associates, LLC
(502) 515-4455
Listed By:
Danny L Boehnlein · License #54973
(502) 472-3863
Added: Sep 2, 2025
Changed: Sep 15
Last Checked: Sep 16 at 9:06AM
MLS# 1698851
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.
Investment Insights
Based on property information with market context.
This five-unit apartment property contains five one-bedroom, one-bathroom residences within a 2968-square-foot bungalow-style building. Aluminum siding, asphalt roofing, public sewer service, and balconies are among the documented property features. The units are leased on a month-to-month basis.
The property is situated on Dixie Highway in Louisville, south of the Gene Snyder Freeway. Its location provides access to Interstate routes, dining, shopping, Metro Louisville, and the Ft. Knox area. The building’s apartment configuration and existing occupancy provide a straightforward multifamily layout for continued residential use.
The property is situated on Dixie Highway in Louisville, south of the Gene Snyder Freeway. Its location provides access to Interstate routes, dining, shopping, Metro Louisville, and the Ft. Knox area. The building’s apartment configuration and existing occupancy provide a straightforward multifamily layout for continued residential use.
Key Highlights
- Five one‑bedroom, one‑bathroom apartments
- 2968 square feet in a bungalow‑style building
- Units leased month to month
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,199
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$403,980
$404.0K
Cap Rate 7%
$288,557
$288.6K
Cap Rate 9%
$224,433
$224.4K
Market Conditions
NOI Build-Up for 2,968 SF
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.
Gross rent
$38.8K $13.08/SF
− Vacancy
−$2.1K −$0.71/SF
EGI
$36.7K $12.37/SF
− OpEx
−$16.5K −$5.57/SF
NOI
$20.2K $6.81/SF
Area
Louisville, KY
Vacancy
5.40%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$403,980
Cap Rate 7%
$288,557
Cap Rate 9%
$224,433
Alternative Uses
Best Use
Apartment 5plus
$288.6K
$252.5K – $336.7K
NOI $20,199 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$769.3K
$673.1K – $897.5K
NOI $53,851 @ 7.0% cap · market cap 18.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
158
Businesses Nearby
Explore this area
Business Placement
Demographics for 40272, KY
37,747
Population
15,469
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
90%
High-School Grad
33.3 sq mi
ZIP Area
1,134
Density / Sq Mi
$66,382
Median Household Income
$37,644
Median Earnings
$1,147
Median Rent
$169,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Apartment building - Bungalow-style multifamily property with one-bedroom apartments, balcony features, and month-to-month occupancy.
Where is this apartment building located?
The property is located at 12819 Dixie Hwy Louisville, KY.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Five one‑bedroom, one‑bathroom apartments; 2968 square feet in a bungalow‑style building; Units leased month to month
