Day Care Center with Circular
For Sale
$299,900
8104 Tolls Ln, Louisville, KY 40214
Former child care facility with adaptable commercial layout, laundry area, two bathrooms, and separate parking area.
Property Size1,932 SF
Lot Size0.53 Acres
Price / SF$155.23
Days on Market220
Property Features for 8104 Tolls Ln
General Information
Standard status
Active
Size
1,932 SF
Total Parking Spaces
6
Lot size
0.53 Acres
Property subtype
Other
Zoning
470
Amenities
2 bathrooms
dedicated laundry area
circular driveway
additional parking area
Vacant
6 Parking Spaces
Building Details
Year Built
1949
Listing Agency:
Property Advancement Realty
(502) 551-3621
Listed By:
John Koerner
(502) 551-3621
Source:
Kcrea.resimplifi
Added: Jan 22
Changed: Aug 29
Last Checked: Aug 29 at 4:47PM
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 Property Advancement Realty
Investment Insights
Based on property information with market context.
This approximately 1,932-square-foot commercial property operated previously as a day care facility and is positioned for continued child care use or adaptive reuse. The building includes two bathrooms and a dedicated laundry area, while the site provides a circular driveway that supports drop-off and pick-up activity. An additional parking area is also included.
The property occupies 0.53 acres at 8104 Tolls Ln in Louisville, Kentucky, with a building constructed in 1949. Potential reuse described for the property includes office, tutoring, and small retail or service operations. Zoning is identified as 470; prospective purchasers should independently verify zoning, permitted uses, and other property information.
The property occupies 0.53 acres at 8104 Tolls Ln in Louisville, Kentucky, with a building constructed in 1949. Potential reuse described for the property includes office, tutoring, and small retail or service operations. Zoning is identified as 470; prospective purchasers should independently verify zoning, permitted uses, and other property information.
Key Highlights
- Former day care facility with approximately 1,932 square feet of building area
- 0.53‑acre site at 8104 Tolls Ln, Louisville, KY 40214
- Circular driveway supports drop‑off and pick‑up activity
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
$22,396
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
7.47%
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%
$447,920
$447.9K
Cap Rate 7%
$319,943
$319.9K
Cap Rate 9%
$248,844
$248.8K
Market Conditions
NOI Build-Up for 1,932 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
$34.8K $18.00/SF
− Vacancy
−$2.8K −$1.44/SF
EGI
$32.0K $16.56/SF
− OpEx
−$9.6K −$4.97/SF
NOI
$22.4K $11.59/SF
Area
ZIP 40214
Vacancy
8.00%
Lease Rate
$18.00 /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%
$447,920
Cap Rate 7%
$319,943
Cap Rate 9%
$248,844
Alternative Uses
Best Use
Retail
$319.9K
$280.0K – $373.3K
NOI $22,396 @ 7.0% cap · market cap 7.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$462.9K
$405.1K – $540.1K
NOI $32,406 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
197
Businesses Nearby
644
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
The UPS Store
Shops & Services
644 visits/mo
0.5 miles
Demographics for 40214, KY
46,220
Population
20,459
Households
2.3
Avg Household Size
37
Median Age
23%
College-Educated
85%
High-School Grad
15.0 sq mi
ZIP Area
3,081
Density / Sq Mi
$53,563
Median Household Income
$37,121
Median Earnings
$950
Median Rent
$176,700
Median Home Value
Market
Vacancy Rate% for Retail in Louisville, KY
Questions? Ask Rey
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Similar Off Market Nearby
- Kribs2Kids Academy Fairdale — 8104 Tolls Ln, Louisville, KY 40214
- Buttons And Giggles Childcare Learning Center — 8006 national turnpike, louisville, ky 40214
- Dee Dee's Little Bees 2 — 8006 National Turnpike, Louisville, KY 40214
Frequently Asked Questions
What type of property is this?
Day care center - Former child care facility with adaptable commercial layout, laundry area, two bathrooms, and separate parking area.
Where is this day care center located?
The property is located at 8104 Tolls Ln Louisville, KY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Former day care facility with approximately 1,932 square feet of building area; 0.53‑acre site at 8104 Tolls Ln, Louisville, KY 40214; Circular driveway supports drop‑off and pick‑up activity
