Entity Owned 
For Sale
1 / 11
$5,300,000
445 E Market St, Louisville, KY 40202
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1885
Total area
41,976 SF
Lot
0.74 ac (32,104 SF)
Zoning code
(C3)CENTRAL BUSINESS OVER
APN
04017C01010000
UPID
US34-0065215
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Specialty Food Shop Wine and Liquor Store
-
Food Market Farmer's Market
-
Restaurant
-
Corporate Office
-
Construction Company General Contractor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.71M
Blend (final)
Blend
$3.79M
Owner & transaction history
since 2020
2 recorded transactions
Zoning & alternative use
(C3)CENTRAL BUSINESS OVER · Louisville, KY
Top alternative use upside
Retail stores
$5.3M
+23.9%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.79M
Value range
$3.41M – $4.16M
±10% around blend
Estimated value / SF
$90 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$3.41M
blend $3.79M
$4.16M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
41,976 SF
Lot area
0.74 ac
Year built
1885
Stories
3
APN
04017C01010000
Zoning
(C3)CENTRAL BUSINESS OVER
Assessed value
$4,147,570
Annual tax
$77,316
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$77,316
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$3.71M
Range $2.52M – $5.65M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.79M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 31 sales
$103
-12%
Submarket 548 sales
$116
-23%
County 559 sales
$117
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $90/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+24%
vs current-use indication
Office Building · 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
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Selected market yield
9.13%
Selected cap rate for this office buildings
Derived from the Louisville market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.13%
9.0%
NOI (est.)
$484k *
* 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$5.30M
Move the market yield to see immediate price impact.
Value / SF
$126
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
8.63%9.13%9.63%
$436k
$5.05M
$4.77M
$4.52M
$484k
$5.61M
$5.30M
$5.03M
$532k
$6.17M
$5.83M
$5.53M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$77,316
Tax year 2023
Assessed value
$4,147,570
Assessed 2023
Previous assessed
$4,142,440
+0.1% YoY
Effective rate
1.86%
On assessed value
Assessed land
$1,119,840
Assessed improvement
$3,027,730
Land market value
$1,119,840
Improvement market value
$3,027,730
Total market value
$4,147,570
Applied tax rate
23.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1885
Heating
YES
Cooling
NONE
Stories
3
Total area
41,976 SF
Lot
0.74 ac (32,104 SF)
Zoning code
(C3)CENTRAL BUSINESS OVER
APN
04017C01010000
UPID
US34-0065215
Jurisdiction
JEFFERSON
Zoning & alternative use
(C3)CENTRAL BUSINESS OVER · Louisville, KYZoning (C3)CENTRAL BUSINESS OVER · permitted uses
(C3)CENTRAL BUSINESS OVER · Louisville, 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
1885
Heating
YES
Cooling
Yes
Stories
3
Lot
0.74 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
(C3)CENTRAL BUSINESS OVER
Jurisdiction
Louisville, KY
Recorded code
(C3)CENTRAL BUSINESS OVER
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for (C3)CENTRAL BUSINESS OVER in Louisville, KY.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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