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Property profile & analytics
OFF-MARKET
Estimated value
$4,445,000
Office buildings
118 Main St Louisville, KY 40202-1368
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US34-0293616
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1875
Total area
46,900 SF
Lot
0.47 ac (20,386 SF)
Zoning code
C3-CENTRAL BUSINESS
APN
04017A02030000
UPID
US34-0293616
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Job News Advertising Agency Marketing & Advertising
-
HelloSpoke – Multi-Family Answering Service Telecommunications Service Business Service Center
-
Ad Place Media Marketing & Advertising Advertising Agency
-
Voitress Data Center IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.73M
Blend (final)
Blend
$4.45M
Owner & transaction history
Indatus Main LLC · 13 yrs held
Indatus Main LLC
since 2013
4 recorded transactions
Zoning & alternative use
C3-CENTRAL BUSINESS · Louisville, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.0M
+23.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Louisville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Louisville submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,820,000
Current use
RETAIL STORES
$5,970,000
Change: +24% · Conversion: Moderate
Blend value · Realmo final
$4.45M
Range $4.00M – $4.89M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$95 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$75,382
Tax year 2023
Assessed value
$5,289,610
Assessed 2023
Previous assessed
$5,289,610
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$1,129,870
Assessed improvement
$4,159,740
Land market value
$1,129,870
Improvement market value
$4,159,740
Total market value
$5,289,610
Applied tax rate
23.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1875
Heating
YES
Cooling
NONE
Stories
4
Total area
46,900 SF
Lot
0.47 ac (20,386 SF)
Zoning code
C3-CENTRAL BUSINESS
APN
04017A02030000
UPID
US34-0293616
Jurisdiction
JEFFERSON
Zoning & alternative use
C3-CENTRAL BUSINESS · Louisville, KYZoning C3-CENTRAL BUSINESS · permitted uses
C3-CENTRAL BUSINESS · Louisville, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.8M
RETAIL STORES
Est. value
$6.0M
OFFICE BUILDING Current
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1875
Heating
YES
Cooling
Yes
Stories
4
Lot
0.47 ac
Current owner
From public records · entity-resolved
Indatus Main LLC
Entity
Mailing address
118 E MAIN ST, LOUISVILLE, KY 40202-1368
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2013
—
Indatus Main LLC
Hawkins Durik LLC
Grant Deed
$6,100,000 · Pnc Bank
May 10, 2010
—
Hawkins Durik LLC
—
Trustees Deed
related
$1,290,000 · Pnc Bank
—
—
Indatus Main LLC
—
Deed Of Trust
related
$400,000 · Metropolitan Busn Dev Corp
—
—
Indatus Mian INC
—
Deed Of Trust
related
$200,000 · Metropolitan Busn Dev Corp
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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