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Property profile & analytics
OFF-MARKET
Estimated value
$9,995,000
Assisted living facilities
1376 Silver Spgs Dr Lexington, KY 40511-2319
Entity Owned
4-yr Hold
Free & Clear
Property ID
US34-0741010
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2014
Total area
50,805 SF
Lot
5 ac (217,800 SF)
Zoning code
R-3
APN
38249130
UPID
US34-0741010
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.00M
Owner & transaction history
Oakbrook Prop LLC · 4 yrs held
Oakbrook Prop LLC
since 2021
Last sale
$10.0M
2 recorded transactions
Zoning & alternative use
R-3 · Lexington, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
, B-2, B-2A, B-2B, B-3, B-4, B-5P, B-6P or CC zone. Zone, industrial, means an I-1, I-2 or ED zone. Zone, mixed use, means an MU-1, MU-2 or MU-3 zone. Zone, residential, means an R-1A, R-1B, R-1C, R-1D, R-1E, R-1T, R-2, R-3, R-4, R-5, EAR-1, EAR-2, EAR-3 or PUD-1 zone. Zoological garden means a park-like area in which live animals are kept in cages or large…
Zone name
Planned Neighborhood Residential
General category
RESIDENTIAL
Zone area
7,028.22 ac
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 Lexington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lexington 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
$13,545,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$16,575,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,220,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$10,450,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$9,840,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$9,430,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,305,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$10.00M
Range $9.00M – $10.99M · ±10% · vs last sale $9.99M (Aug 6 2021)
Last sale anchor
$9.99M
Aug 6 2021
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
$197 / 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
$108,804
Tax year 2023
Assessed value
$9,994,900
Assessed 2023
Previous assessed
$9,994,900
+0.0% YoY
Effective rate
1.09%
On assessed value
Total market value
$9,994,900
Applied tax rate
4.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2014
Heating
NONE
Total area
50,805 SF
Lot
5 ac (217,800 SF)
Zoning code
R-3
APN
38249130
UPID
US34-0741010
Jurisdiction
FAYETTE
Zoning & alternative use
R-3 · Lexington, KYZoning R-3 · permitted uses
R-3 · Lexington, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
, B-2, B-2A, B-2B, B-3, B-4, B-5P, B-6P or CC zone. Zone, industrial, means an I-1, I-2 or ED zone. Zone, mixed use, means an MU-1, MU-2 or MU-3 zone. Zone, residential, means an R-1A, R-1B, R-1C, R-1D, R-1E, R-1T, R-2, R-3, R-4, R-5, EAR-1, EAR-2, EAR-3 or PUD-1 zone. Zoological garden means a park-like area in which live animals are kept in cages or large enclosures for public exhibition. (Code 1983, 1-11; Ord. No. 263-83, § 1, 12-15-198
Zone name
Planned Neighborhood Residential
General category
RESIDENTIAL
Zone area
7,028.22 ac
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$16.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.2M
MEDICAL BUILDING
Est. value
$10.5M
RETAIL STORES
Est. value
$9.8M
OFFICE BUILDING
Est. value
$9.4M
COMMERCIAL (GENERAL)
Est. value
$9.3M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2014
Heating
NONE
Lot
5 ac
Current owner
From public records · entity-resolved
Oakbrook Prop LLC
Entity
Free & Clear · 4 yrs held
Mailing address
804 7TH ST, TELL CITY, IN 47586-2102
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2021
$9,994,896
Oakbrook Prop LLC
Trilogy Real Est Faye III LLC
Deed
—
Aug 29, 2016
$8,539,591
Trilogy Real Est Faye III LLC
Englewood Ptnr LLC
Deed
—
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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