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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Office buildings
2205 Watterson Trl Jeffersontown, KY 40299-2531
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US34-2253812
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
2,976 SF
Lot
1.2 ac (52,403 SF)
Zoning code
M1-INDUSTRIAL
APN
22003902090000
UPID
US34-2253812
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$392k
Blend (final)
Blend
$630k
Owner & transaction history
Tomanic Rentals LLC · 5 yrs held
Tomanic Rentals LLC
since 2021
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
M1-INDUSTRIAL · Jeffersontown, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$640,000
+103.3%
Auto repair, garage
$570,000
+81.0%
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 Jeffersontown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Jeffersontown 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
$495,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
RETAIL STORES
$640,000
Change: +103% · Conversion: Moderate
AUTO REPAIR, GARAGE
$570,000
Change: +81% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±10% · vs last sale $750k (Apr 27 2021)
Last sale anchor
$750k
Apr 27 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
$212 / 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
$8,760
Tax year 2023
Assessed value
$750,000
Assessed 2023
Previous assessed
$750,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$240,520
Assessed improvement
$509,480
Land market value
$240,520
Improvement market value
$509,480
Total market value
$750,000
Applied tax rate
1.0000
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
1988
Heating
YES
Cooling
NONE
Buildings
3
Stories
1
Total area
2,976 SF
Lot
1.2 ac (52,403 SF)
Zoning code
M1-INDUSTRIAL
APN
22003902090000
UPID
US34-2253812
Jurisdiction
JEFFERSON
Zoning & alternative use
M1-INDUSTRIAL · Jeffersontown, KY
Zoning M1-INDUSTRIAL · permitted uses
M1-INDUSTRIAL · Jeffersontown, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Jeffersontown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$640,000
AUTO REPAIR, GARAGE
Est. value
$570,000
RETAIL STORES
AUTO REPAIR, GARAGE
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
1988
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Lot
1.2 ac
Current owner
From public records · entity-resolved
Tomanic Rentals LLC
Entity
Mailing address
2085 CLARK STA RD, FISHERVILLE, KY 40023-8720
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2021
—
Tomanic Rentals LLC
Ljubisa Tomanic
Intrafamily Transfer
related
$755,000 · Republic Bank & Trust Co
Jul 20, 2020
$750,000
Ljubisa Tomanic
Gregory T Johnson
Grant Deed
$764,174 · River City Bk
Mar 18, 2019
—
Eleanor W Johnson
—
Deed
related
$441,587 · Citizens Union Bk
—
—
Eleanor W Johnson
—
Deed Of Trust
related
$441,587 · Citizens Union Bk
—
—
Gregory T Johnson
—
Deed Of Trust
related
$175,000 · Republic Bank & Trust
—
—
Gregory T Johnson
—
Deed Of Trust
related
$100,000 · Republic Bank & Trust
—
—
Gregory T Johnson
—
Deed Of Trust
related
$175,000 · Republic Bank & Trust
—
—
Gregory T Johnson
—
Deed Of Trust
related
$594,000 · Republic Bank & Trust
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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