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    Property profile & analytics

    2804 Ryan Cir Lexington, KY 40509-2235

    • Residential income homes
    • 3,200 SF
    • 0.15 lot acres
    OFF-MARKET
    Value Estimations
    $685,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US34-0512783
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Residential income homes

    Property Details for 2804 Ryan Cir

    Year built
    1999
    Lot size
    0.15 lot acres
    Property size
    3,200 SF
    Zone code
    R-4
    Property type
    Residential income homes
    Property subtype
    Small apartment buildings
    APN
    38000870
    APU
    38000870

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $686,000
      Market price range: $336k - $1.91M
      AI Estimate
      $686,000
      Market price range: $336k - $1.91M

    • Alternative Use

      Use
      Estimation
      APARTMENT HOUSE (5+ UNITS)
      $705,000
      Current use
      COMMERCIAL (GENERAL)
      $710,000
      Change: +0% Conversion: Moderate
      MEDICAL BUILDING
      $660,000
      Change: -7% Conversion: Moderate
      OFFICE BUILDING
      $630,000
      Change: -11% Conversion: Moderate
      RETAIL STORES
      $620,000
      Change: -12% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Lexington
    County
    Fayette
    State
    Kentucky
    Longitude
    -84.4463
    Latitude
    38.0093
    CBSA code
    30460
    CBSA name
    LEXINGTON-FAYETTE, KY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $0.00
    $0.00
    $250,900
    -
    $0.00
    $0.00
    $250,900

    Comparable in this City

    • Value Estimation
      $805,000
      4,338 SF

      389 Pinewood Ct

      APARTMENT HOUSE (UNDER 5 UNITS) • 4,338 SF
      389 Pinewood Ct, Lexington, KY 40509-1499
      View Details
    • Value Estimation
      $630,000
      5,000 SF

      209 Joey Way

      APARTMENT HOUSE (UNDER 5 UNITS) • 5,000 SF
      209 Joey Way, Lexington, KY 40509-2254
      View Details
    • Value Estimation by Request
      3,456 SF

      311 Christy Allyn Ct

      APARTMENT HOUSE (UNDER 5 UNITS) • 3,456 SF
      311 Christy Allyn Ct, Lexington, KY 40509-1038
      View Details
    • Value Estimation
      $630,000
      5,000 SF

      2076 Cornerstone Dr

      APARTMENT HOUSE (UNDER 5 UNITS) • 5,000 SF
      2076 Cornerstone Dr, Lexington, KY 40509-4181
      View Details
    • Value Estimation
      $520,000
      3,772 SF

      2525 Danielle Ln

      APARTMENT HOUSE (UNDER 5 UNITS) • 3,772 SF
      2525 Danielle Ln, Lexington, KY 40509-4193
      View Details
    • Value Estimation by Request
      3,456 SF

      310 Codell Dr

      APARTMENT HOUSE (UNDER 5 UNITS) • 3,456 SF
      310 Codell Dr, Lexington, KY 40509-1028
      View Details

    Similar Nearby for Sale

    • New
      $290,000
      Pending

      Residential Lot in Walnut Grove

      Residential lot for custom home in established Lexington neighborhood.
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    • Contact for pricing

      Lexington Office Condo For Sale

      Office condo for sale in Lexington, Kentucky.
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      View Details
    • $100,000
      1.30 Acres

      Prime Retail/Restaurant Outlot Opportunity

      1.3-acre outlot ideal for retail or restaurant with high visibility.
      2887 Richmond Rd, Lexington, KY 40509
      View Details
    • $421,999
      10.03 Acres

      Land in Canebrake Community

      10.03-acre lot in Fayette County's Canebrake community.
      5651 Canebrake Ct, Lexington, KY 40509
      View Details

    Similar Nearby for Lease

    • $20 SF/Yr
      1,000 SF

      Renovated Salon Space Available

      Salon space with plumbing, bathroom, and office in Lexington.
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    • Contact for pricing
      30,418 SF

      Lexington Retail Center Opportunity

      Three buildings, 5,152 SF vacant.
      3090 Old Todds Rd, Lexington, KY 40509
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    • $9 SF/Yr
      341,956 SF

      Lexington Retail Center Investment Opportunity

      High-traffic Lexington shopping center with available space.
      1555 New Circle Rd, Lexington, KY 40509
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    • $900 /Mo
      834 SF

      Lexington Office Space For Rent

      Lower level office unit with kitchenette and half bath.
      141 Prosperous Pl, Lexington, KY 40509
      View Details
    • $25 SF/Yr
      1,877 SF

      Retail Space in Pleasant Ridge

      First-floor retail space in Lexington's Pleasant Ridge Shoppes.
      1908 Bryant Rd, Lexington, KY 40509
      View Details
    • Contact for pricing
      102,400 SF

      Class A Warehouse - 102,400 SF

      Modern Warehouse, Ready for Occupancy
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      View Details
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    2804 Ryan Cir
    Lexington, KY 40509-2235
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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