Renovated Mixed-Use
For Sale
$1,300,000
1807 Brownsboro Rd, Louisville, KY 40206
Multi Family, Louisville, KY
Property Size3,264 SF
Lot Size0.13 Acres
Price / SF$398.28
Days on Market46
Property Features for 1807 Brownsboro Rd
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Bedrooms
4
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 5, Basement, Bathroom 2, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 2
Exterior features
Balcony
Lot features
Sidewalk
Directions
Mellwood Ave to Brownsboro Rd
Subdivision
03-Clifton/Crescent Hill/St Matthews
Standard status
Active
APN
05088A00020000
Size
3,264 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Ductless
Water source
Public
Building Details
Year built
1890
Number of units
4
Building materials
Cement Siding
Roof type
Shingle
Listing Agency:
EXP Realty LLC
(888) 624-6448
Listed By:
Ethan J Adams · License #244623
(502) 558-8193
Added: Jul 10
Changed: Aug 19
Last Checked: Aug 24 at 9:06PM
MLS# 1723016
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 3,264-square-foot mixed-use property combines renovated interior space with a layout suited to office, lodging, or live/work use. The main floor includes a reception or gathering area, two enclosed offices, a conference room, a Bourbon Room, and a half bath. Four private bedroom suites are located upstairs, each paired with a full bathroom. Renovation work was completed three years ago.
The property sits on a 0.13-acre lot at 1807 Brownsboro Rd. in Louisville, with public water and public sewer service. It carries C1 zoning and has approval for a 16-person Airbnb. Additional physical features include a balcony, cement siding, shingle roofing, forced-air and natural-gas heating, and central air with ductless cooling.
The property sits on a 0.13-acre lot at 1807 Brownsboro Rd. in Louisville, with public water and public sewer service. It carries C1 zoning and has approval for a 16-person Airbnb. Additional physical features include a balcony, cement siding, shingle roofing, forced-air and natural-gas heating, and central air with ductless cooling.
Key Highlights
- 3,264 SF mixed‑use building on a 0.13‑acre lot
- Renovated three years ago
- Four upstairs bedroom suites, each with a full bathroom
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
3.24%
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 3.24%
Second Best
Mixed Use
$553.9K
$484.7K – $646.3K
NOI $38,776 @ 7.0% cap · market cap 2.98%
Theoretical Best
Office A
$846.0K
$740.3K – $987.0K
NOI $59,222 @ 7.0% cap · market cap 4.56%
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 building with four private suites, office areas, and approval for a 16-person Airbnb.
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 $1,300,000.
What are key features of this property?
This property features: 3,264 SF mixed‑use building on a 0.13‑acre lot; Renovated three years ago; Four upstairs bedroom suites, each with a full bathroom
