Individually Owned 
For Sale
1 / 13
$225,000
1 N Main St, Winchester, KY 40391
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,900 SF
Lot
0.02 ac (871 SF)
Zoning code
DOWNTOWN BUSINESS
APN
054-3216-008-00
UPID
US34-1747676
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Agricultural Organization
-
(Bike/Boat/Book/etc) Store Specialty Food Shop
-
Department Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$285k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$285k
Owner & transaction history
Zoning & alternative use
DOWNTOWN BUSINESS · Winchester, KY
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$285k
Value range
$257k – $314k
±10% around blend
Estimated value / SF
$150 / SF
Confidence
Low
3 county-verified comps
Property data
88
Comparable evidence
30
Income certainty
100
$257k
blend $285k
$314k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,900 SF
Lot area
0.02 ac
Stories
2
APN
054-3216-008-00
Zoning
DOWNTOWN BUSINESS
Assessed value
$76,800
Annual tax
$756
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$756
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$439k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.0 mi away · 2,100 SF
24.7 mi away · 1,560 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$285k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
8.04%
Selected cap rate for this commercial real estate
Derived from the Winchester market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.04%
9.0%
NOI (est.)
$18k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$225k
Move the market yield to see immediate price impact.
Value / SF
$118
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.54%8.04%8.54%
$16k
$216k
$202k
$191k
$18k
$240k
$225k
$212k
$20k
$264k
$247k
$233k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$395k
17.7 mi · Dec 2025 · $187/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$756
Tax year 2022
Assessed value
$76,800
Assessed 2023
Previous assessed
$76,800
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$20,000
Assessed improvement
$56,800
Land market value
$20,000
Improvement market value
$56,800
Total market value
$76,800
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
2
Total area
1,900 SF
Lot
0.02 ac (871 SF)
Zoning code
DOWNTOWN BUSINESS
APN
054-3216-008-00
UPID
US34-1747676
Jurisdiction
CLARK
Zoning & alternative use
DOWNTOWN BUSINESS · Winchester, KYZoning DOWNTOWN BUSINESS · permitted uses
DOWNTOWN BUSINESS · Winchester, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
2
Lot
0.02 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
DOWNTOWN BUSINESS
Jurisdiction
Winchester, KY
Recorded code
DOWNTOWN BUSINESS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for DOWNTOWN BUSINESS in Winchester, KY.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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