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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Manufacturing properties
460 Downes Ter, Louisville, KY 40214-3004
Trust Owned
2-yr Hold
Free & Clear
Property ID
US34-0383459
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1991
Total area
11,250 SF
Lot
1.05 ac (45,912 SF)
Zoning code
M2-INDUSTRIAL
APN
13059L01030000
UPID
US34-0383459
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
-
HGL Industrial Factory Industrial Manufacturer
-
Harmony Cleaning Products Industrial Manufacturer Production Facility
-
Brightly Green Household Cleaners (Bike/Boat/Book/etc) Store
-
US Industrial Fluids Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$781k
Blend (final)
Blend
$565k
Owner & transaction history
Mcadams Living Trust · 2 yrs held
Mcadams Living Trust
since 2024
Last sale
$562,500
2 recorded transactions
Zoning & alternative use
M2-INDUSTRIAL · Louisville, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$885,000
+52.7%
Commercial (general)
$850,000
+46.7%
Warehouse, storage
$820,000
+41.7%
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 Louisville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Louisville 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
$570,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$580,000
Current use
RETAIL STORES
$885,000
Change: +53% · Conversion: Moderate
COMMERCIAL (GENERAL)
$850,000
Change: +47% · Conversion: Difficult
WAREHOUSE, STORAGE
$820,000
Change: +42% · Conversion: Easy
Blend value · Realmo final
$565k
Range $509k – $622k · ±10% · vs last sale $563k (Jan 22 2024)
Last sale anchor
$563k
Jan 22 2024
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
$50 / 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
$7,549
Tax year 2023
Assessed value
$562,500
Assessed 2023
Previous assessed
$368,940
+52.5% YoY
Effective rate
1.34%
On assessed value
Assessed land
$111,390
Assessed improvement
$451,110
Land market value
$111,390
Improvement market value
$451,110
Total market value
$562,500
Applied tax rate
23.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1991
Heating
YES
Cooling
NONE
Stories
1
Total area
11,250 SF
Lot
1.05 ac (45,912 SF)
Zoning code
M2-INDUSTRIAL
APN
13059L01030000
UPID
US34-0383459
Jurisdiction
JEFFERSON
Zoning & alternative use
M2-INDUSTRIAL · Louisville, KY
Zoning M2-INDUSTRIAL · permitted uses
M2-INDUSTRIAL · Louisville, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Louisville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$580,000
RETAIL STORES
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$850,000
WAREHOUSE, STORAGE
Est. value
$820,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1991
Heating
YES
Cooling
Yes
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Mcadams Living Trust
Trust
Free & Clear · 2 yrs held
Mailing address
460 DOWNES TER, LOUISVILLE, KY 40214-3004
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2024
$562,500
Mcadams Living Trust
Jerry Thomas Mcadams SR.
Deed
—
Sep 21, 2022
$562,500
Jerry T Mcadams SR.
Jls Enterprises LLC
Deed
—
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.
Try Rey
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