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Property profile & analytics
OFF-MARKET
Estimated value
$9,665,000
Office buildings
245 Fountain Ct Lexington, KY 40509-2792
Entity Owned
Absentee Owner
Free & Clear
Property ID
US34-0548026
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2011
Total area
54,172 SF
Lot
4.21 ac (183,388 SF)
Zoning code
P-1
APN
38061610
UPID
US34-0548026
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
-
Department of Psychiatry University of Kentucky College of Medicine Academic Department
-
Teresa G. Gevedon, MD Physician
-
Marc E Frisiello Counselor
-
Dr. Ruhel Boparai, MD Physician
-
Mareen C. Dennis, MS, LPP Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.67M
Blend (final)
Blend
$9.67M
Owner & transaction history
SWITCO III LLC
SWITCO III LLC
Zoning & alternative use
P-1 · Lexington, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.0M
+12.7%
Apartment house (5+ units)
$12.0M
+12.2%
Medical building
$11.1M
+4.5%
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
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
$10,665,000
Current use
COMMERCIAL (GENERAL)
$12,020,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$11,965,000
Change: +12% · Conversion: Easy
MEDICAL BUILDING
$11,140,000
Change: +4% · Conversion: Easy
RETAIL STORES
$10,525,000
Change: -1% · Conversion: Moderate
WAREHOUSE, STORAGE
$9,455,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$9.67M
Range $8.70M – $10.63M · ±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
$178 / 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
$84,586
Tax year 2023
Assessed value
$7,004,500
Assessed 2023
Previous assessed
$7,004,500
+0.0% YoY
Effective rate
1.21%
On assessed value
Total market value
$7,004,500
Applied tax rate
3.0000
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
2011
Heating
NONE
Total area
54,172 SF
Lot
4.21 ac (183,388 SF)
Zoning code
P-1
APN
38061610
UPID
US34-0548026
Jurisdiction
FAYETTE
Zoning & alternative use
P-1 · Lexington, KY
Zoning P-1 · permitted uses
P-1 · Lexington, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lexington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.7M
COMMERCIAL (GENERAL)
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.0M
MEDICAL BUILDING
Est. value
$11.1M
RETAIL STORES
Est. value
$10.5M
WAREHOUSE, STORAGE
Est. value
$9.5M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
2011
Heating
NONE
Lot
4.21 ac
Current owner
From public records · entity-resolved
SWITCO III LLC
Entity
Free & Clear · 0 yrs held
Mailing address
811 CORPORATE DR #3030, LEXINGTON, KY 40503-5407
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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