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Property profile & analytics
OFF-MARKET
Estimated value
$7,665,000
Hotels
6535 Paramount Park Dr Louisville, KY 40213-3573
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US34-0194636
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2004
Total area
51,685 SF
Lot
1.97 ac (85,813 SF)
Zoning code
EZ1-ENTERPRISE ZONE
APN
23063104160000
UPID
US34-0194636
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
-
Comfort Suites Louisville Airport Hotel & Motel
-
Hotel KY Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.01M
Blend (final)
Blend
$7.67M
Owner & transaction history
Blue City Sdf LLC · 4 yrs held
Blue City Sdf LLC
since 2022
Last sale
$7.7M
7 recorded transactions
Zoning & alternative use
EZ1-ENTERPRISE ZONE · Louisville, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.4M
+69.3%
Auto repair, garage
$9.9M
+47.0%
Retail stores
$8.1M
+20.8%
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
$7,755,000
ML approach
$7,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$6,730,000
Current use
RESTAURANT
$11,395,000
Change: +69% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,900,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$8,135,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$6,020,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$7.67M
Range $6.90M – $8.43M · ±10% · vs last sale $7.65M (Jun 13 2022)
Last sale anchor
$7.65M
Jun 13 2022
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
$148 / 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
$89,352
Tax year 2023
Assessed value
$7,650,000
Assessed 2023
Previous assessed
$4,350,000
+75.9% YoY
Effective rate
1.17%
On assessed value
Assessed land
$765,140
Assessed improvement
$6,884,860
Land market value
$765,140
Improvement market value
$6,884,860
Total market value
$7,650,000
Applied tax rate
6.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2004
Heating
YES
Cooling
NONE
Stories
3
Total area
51,685 SF
Lot
1.97 ac (85,813 SF)
Zoning code
EZ1-ENTERPRISE ZONE
APN
23063104160000
UPID
US34-0194636
Jurisdiction
JEFFERSON
Zoning & alternative use
EZ1-ENTERPRISE ZONE · Louisville, KY
Zoning EZ1-ENTERPRISE ZONE · permitted uses
EZ1-ENTERPRISE ZONE · 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
HOTEL/MOTEL Current
Est. value
$6.7M
RESTAURANT
Est. value
$11.4M
AUTO REPAIR, GARAGE
Est. value
$9.9M
RETAIL STORES
Est. value
$8.1M
OFFICE BUILDING
Est. value
$6.0M
HOTEL/MOTEL Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
2004
Heating
YES
Cooling
Yes
Stories
3
Lot
1.97 ac
Current owner
From public records · entity-resolved
Blue City Sdf LLC
Entity
Mailing address
195 LISLE INDUSTRIAL AVE, LEXINGTON, KY 40511-2062
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2022
$7,650,000
Blue City Sdf LLC
Diamond Hotels LLC
Deed
$6,120,000 · Citizens Bank Of Kentucky INC
Jul 14, 2021
—
Diamond Hotels LLC
—
Deed
related
$178,000 · Wilson Bank & Trust
May 3, 2019
—
Diamond Hotels LLC
—
Deed
related
$450,000 · Wilson & Muir Bk/tr
Nov 2, 2016
—
Diamond Hotels LLC
—
Deed
related
$240,000 · First Cap Bk/ky
Sep 3, 2013
—
Diamond Hotels LLC
Nc Capital LLC
Warranty Deed
related
$4,939,210 · First Capital Bank Ky
—
—
Diamond Hotels LLC
—
Deed Of Trust
related
$450,000 · Wilson & Muir Bk/tr
—
—
Diamond Hotels LLC
—
Deed Of Trust
related
$240,000 · First Cap Bk/ky
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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