Tenant-Occupied
For Sale
$350,000
4227 Glen Hill Manor Dr, Louisville, KY 40272
Four residential units each include two bedrooms and one full bathroom.
Property Size3,234 SF
Price / SF$108.23
Days on Market27
Property Features for 4227 Glen Hill Manor Dr
General Information
Standard status
Active
Size
3,234 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Listing Agency:
Keller Williams Collective
(502) 554-9500
Listed By:
Leah Plush-Ches
(502) 492-3370
Source:
Exprealty
Added: Aug 17
Changed: Sep 10
Last Checked: Sep 11 at 3:19PM
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 Keller Williams Collective
Investment Insights
Based on property information with market context.
This tenant-occupied quadplex contains four residential units, with each unit configured as a two-bedroom, one-bath layout. The property provides 8 bedrooms and 4 full bathrooms across approximately 3,234 square feet, offering a compact four-unit residential configuration.
Located at 4227 Glen Hill Manor Dr in Louisville, the property is near Dixie Highway, shopping, dining, and other amenities. Tenant occupancy requires advance notice for showings, and visitors should not disturb residents. No sign is posted at the property.
Located at 4227 Glen Hill Manor Dr in Louisville, the property is near Dixie Highway, shopping, dining, and other amenities. Tenant occupancy requires advance notice for showings, and visitors should not disturb residents. No sign is posted at the property.
Key Highlights
- Four residential units, each with 2 bedrooms and 1 bath
- 8 total bedrooms and 4 full bathrooms
- Approximately 3,234 square feet
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
$27,212
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
7.77%
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%
$544,240
$544.2K
Cap Rate 7%
$388,743
$388.7K
Cap Rate 9%
$302,356
$302.4K
Market Conditions
NOI Build-Up for 3,234 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
$41.1K $12.72/SF
− Vacancy
−$2.3K −$0.70/SF
EGI
$38.9K $12.02/SF
− OpEx
−$11.7K −$3.61/SF
NOI
$27.2K $8.41/SF
Area
Louisville, KY
Vacancy
5.50%
Lease Rate
$12.72 /SF/Yr
Expense Ratio
30.00%
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%
$544,240
Cap Rate 7%
$388,743
Cap Rate 9%
$302,356
Alternative Uses
Best Use
Multifamily LT 5
$388.7K
$340.2K – $453.5K
NOI $27,212 @ 7.0% cap · market cap 7.77%
Second Best
Apartment 5plus
$314.4K
$275.1K – $366.8K
NOI $22,009 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$838.3K
$733.5K – $978.0K
NOI $58,678 @ 7.0% cap · market cap 16.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
44
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units each include two bedrooms and one full bathroom.
Where is this quadplex located?
The property is located at 4227 Glen Hill Manor Dr Louisville, KY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Four residential units, each with 2 bedrooms and 1 bath; 8 total bedrooms and 4 full bathrooms; Approximately 3,234 square feet
