4200 Champions Trce Ln Watterson Park, KY 40218-3023
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.83M
Range $1.65M – $2.01M (±10%)
Implied cap rate
9.20%
In-place · NOI ÷ last sale
Property ID
US34-0289983
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1974
Total area
28,000 SF
Lot
1.64 ac (71,395 SF)
Zoning code
M3-INDUSTRIAL
APN
23209700130000
UPID
US34-0289983
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$1.83M
Owner & transaction history
since 2022
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
M3-INDUSTRIAL · Watterson Park, KY
Top alternative use upside
Commercial (general)
$2.1M
+46.7%
Warehouse, storage
$2.0M
+41.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.83M
Value range
$1.65M – $2.01M
±10% around blend
Estimated value / SF
$65 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
30
$1.65M
blend $1.83M
$2.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
28,000 SF
Lot area
1.64 ac
Year built
1974
Stories
1
APN
23209700130000
Assessed value
$1,713,880
Annual tax
$20,190
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.71M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.6 mi away · 26,312 SF
11.8 mi away · 31,598 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 73 sales
$52
+27%
County 73 sales
$52
+27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $65/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+47%
vs current-use indication
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
9.20%
Implied, in-place cap rate for this manufacturing properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.20%
9.0%
NOI (est.)
$120k *
Last sale · May 2022
$1.71M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.30M
Move the market yield to see immediate price impact.
Value / SF
$47
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.70%9.20%9.70%
$108k
$1.24M
$1.17M
$1.11M
$120k
$1.38M
$1.30M
$1.24M
$132k
$1.52M
$1.43M
$1.36M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.20M
5.9 mi · Dec 2025 · $38/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$20,190
Tax year 2023
Assessed value
$1,713,880
Assessed 2023
Previous assessed
$1,341,970
+27.7% YoY
Effective rate
1.18%
On assessed value
Assessed land
$278,150
Assessed improvement
$1,435,730
Land market value
$278,150
Improvement market value
$1,435,730
Total market value
$1,713,880
Applied tax rate
15.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1974
Heating
YES
Cooling
NONE
Stories
1
Total area
28,000 SF
Lot
1.64 ac (71,395 SF)
Zoning code
M3-INDUSTRIAL
APN
23209700130000
UPID
US34-0289983
Jurisdiction
JEFFERSON
Zoning & alternative use
M3-INDUSTRIAL · Watterson Park, KYZoning M3-INDUSTRIAL · permitted uses
M3-INDUSTRIAL · Watterson Park, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Heating
YES
Cooling
Yes
Stories
1
Lot
1.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M3-INDUSTRIAL
Jurisdiction
Watterson Park, KY
Recorded code
M3-INDUSTRIAL
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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