Entity Owned 
For Lease
$28,690,000
10300 Ormsby Park Pl, Louisville, KY 40223
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
TILT-UP CONCRETE
Total area
153,500 SF
Lot
10.19 ac (444,094 SF)
Zoning code
C1-COMMERCIAL
APN
21320800200000
UPID
US34-0375150
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
-
Factory Production Facility
-
Tech Support Center (Bike/Boat/Book/etc) Store
-
IT Consulting Firm (Bike/Boat/Book/etc) Store
-
Nightclub Music Venue
-
Telecommunications Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$32.54M
Comparable Approach
Comparable
$25.05M
Blend (final)
Blend
$28.69M
Owner & transaction history
Zoning & alternative use
C1-COMMERCIAL · Louisville, KY
Top alternative use upside
Restaurant
$33.8M
+52.6%
Auto repair, garage
$29.4M
+32.6%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$28.69M
Value range
$25.82M – $31.56M
±10% around blend
Estimated value / SF
$187 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$25.82M
blend $28.69M
$31.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
153,500 SF
Lot area
10.19 ac
Year built
2000
Stories
6
APN
21320800200000
Zoning
C1-COMMERCIAL
Assessed value
$20,072,660
Annual tax
$230,434
3
Income approach: direct capitalization
Partial preview
Income approach indication
$32.54M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$35.25M
@ 6.5% CAP return
$32.54M
@ 7% CAP return
$30.21M
4
Sales comparison
Partial preview
Sales approach indication
$25.05M
Range $15.51M – $32.26M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$28.69M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 89 sales
$144
+29%
Submarket 548 sales
$116
+60%
County 559 sales
$117
+60%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $187/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+53%
vs current-use indication
Auto Repair, Garage
Office Building · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Not available
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$20.07M
Move the market yield to see immediate price impact.
Value / SF
$131
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
5.00%7.00%9.00%
$1.26M
$25.29M
$18.07M
$14.05M
$1.41M
$28.10M
$20.07M
$15.61M
$1.55M
$30.91M
$22.08M
$17.17M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$230,434
Tax year 2023
Assessed value
$20,072,660
Assessed 2023
Previous assessed
$20,072,660
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,995,530
Assessed improvement
$16,077,130
Land market value
$3,995,530
Improvement market value
$16,077,130
Total market value
$20,072,660
Applied tax rate
26.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2000
Construction
TILT-UP CONCRETE
Heating
YES
Cooling
NONE
Stories
6
Total area
153,500 SF
Lot
10.19 ac (444,094 SF)
Zoning code
C1-COMMERCIAL
APN
21320800200000
UPID
US34-0375150
Jurisdiction
JEFFERSON
Zoning & alternative use
C1-COMMERCIAL · Louisville, KYZoning C1-COMMERCIAL · permitted uses
C1-COMMERCIAL · Louisville, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Construction
TILT-UP CONCRETE
Heating
YES
Cooling
Yes
Stories
6
Lot
10.19 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1-COMMERCIAL
Jurisdiction
Louisville, KY
Recorded code
C1-COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C1-COMMERCIAL in Louisville, 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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 · 5 · 30 · 100 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
