Renovated Mixed-Use
For Sale
$1,350,000
1807 Brownsboro Rd, Louisville, KY 40206
C1-zoned property approved for a 16-person Airbnb operation with office and live-work configurations.
Property Size3,264 SF
Days on Market34
Property Features for 1807 Brownsboro Rd
General Information
Standard status
Active
Size
3,264 SF
Property subtype
Multi Family Home
Zoning
C1
Building Details
Building Size
3,264 SF
Year Built
1890
Buildings
1
Units
4
Listing Agency:
simpler.realestate
(502) 558-8193
Listed By:
Ethan J Adams · License #244623
(502) 558-8193
Source:
Demareeandhubbard
Added: Jul 10
Changed: Aug 11
Last Checked: Aug 11 at 7:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of simpler.realestate
Investment Insights
Based on property information with market context.
Located at 1807 Brownsboro Rd. in Louisville, this mixed-use property combines a renovated commercial layout with four private upstairs suites. The main level includes a reception or gathering area, a Bourbon Room, two private offices, a conference room, and a half bath. Each upstairs bedroom suite has its own full bathroom, creating a configuration suited to office, live-work, guest accommodation, or short-term rental use.
The property is zoned C1 and approved for a 16-person Airbnb. It was renovated three years ago and dates to 1890. Its Brownsboro Road location is described as minutes from Downtown Louisville, Crescent Hill, Clifton, St. Matthews, and the Frankfort Avenue corridor.
The property is zoned C1 and approved for a 16-person Airbnb. It was renovated three years ago and dates to 1890. Its Brownsboro Road location is described as minutes from Downtown Louisville, Crescent Hill, Clifton, St. Matthews, and the Frankfort Avenue corridor.
Key Highlights
- C1 zoning with approval for a 16‑person Airbnb
- Four upstairs bedroom suites, each with a full bathroom
- Main level includes two private offices and a conference room
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
$42,155
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
3.12%
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%
$843,100
$843.1K
Cap Rate 7%
$602,214
$602.2K
Cap Rate 9%
$468,389
$468.4K
Market Conditions
NOI Build-Up for 3,264 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
$68.5K $21.00/SF
− Vacancy
−$12.3K −$3.78/SF
EGI
$56.2K $17.22/SF
− OpEx
−$14.1K −$4.31/SF
NOI
$42.2K $12.92/SF
Area
Louisville, KY
Vacancy
18.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$843,100
Cap Rate 7%
$602,214
Cap Rate 9%
$468,389
Alternative Uses
Best Use
Office B
$602.2K
$526.9K – $702.6K
NOI $42,155 @ 7.0% cap · market cap 3.12%
Second Best
Mixed Use
$553.9K
$484.7K – $646.3K
NOI $38,776 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$846.0K
$740.3K – $987.0K
NOI $59,222 @ 7.0% cap · market cap 4.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
900
Businesses Nearby
Explore this area
Business Placement
Demographics for 40206, KY
20,196
Population
11,637
Households
1.7
Avg Household Size
38
Median Age
55%
College-Educated
95%
High-School Grad
5.8 sq mi
ZIP Area
3,482
Density / Sq Mi
$72,543
Median Household Income
$48,506
Median Earnings
$1,142
Median Rent
$276,100
Median Home Value
Market
Vacancy Rate% for Office in Louisville, KY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C1-zoned property approved for a 16-person Airbnb operation with office and live-work configurations.
Where is this mixed-use property located?
The property is located at 1807 Brownsboro Rd Louisville, KY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: C1 zoning with approval for a 16‑person Airbnb; Four upstairs bedroom suites, each with a full bathroom; Main level includes two private offices and a conference room
