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Property profile & analytics
OFF-MARKET
Estimated value
$4,410,000
Showrooms
8003 Vine Crst Ave Lyndon, KY 40222-4695
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US34-0323522
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1989
Total area
25,054 SF
Lot
7.45 ac (324,391 SF)
Zoning code
CM-COMMERCIAL MANUFACTURI
APN
21002100330000
UPID
US34-0323522
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.22M
CAP Approach
CAP
$4.58M
Comparable Approach
Comparable
$3.13M
Blend (final)
Blend
$4.41M
Owner & transaction history
Citizens Exchange Nicklies LLC · 5 yrs held
Citizens Exchange Nicklies LLC
since 2020
Last sale
$4.5M
1 recorded transaction
Zoning & alternative use
CM-COMMERCIAL MANUFACTURI · Lyndon, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.5M
+191.5%
Auto repair, garage
$4.8M
+153.3%
Office building
$4.3M
+126.3%
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 Lyndon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lyndon 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
$4,290,000
ML approach
$4,215,000
CAP Approach
CAP Return
Estimation
6%
$4,960,000
6.5%
$4,580,000
7%
$4,250,000
Alternative Use
Use
Estimation
RESTAURANT
$5,525,000
Change: +192% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,800,000
Change: +153% · Conversion: Difficult
OFFICE BUILDING
$4,285,000
Change: +126% · Conversion: Easy
RETAIL STORES
$3,190,000
Change: +68% · Conversion: Easy
Blend value · Realmo final
$4.41M
Range $3.97M – $4.85M · ±10% · vs last sale $4.49M (Dec 23 2020)
Last sale anchor
$4.49M
Dec 23 2020
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
$176 / 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
$51,488
Tax year 2023
Assessed value
$4,485,000
Assessed 2023
Previous assessed
$4,485,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,490,480
Assessed improvement
$2,994,520
Land market value
$1,490,480
Improvement market value
$2,994,520
Total market value
$4,485,000
Applied tax rate
26.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1989
Heating
YES
Cooling
NONE
Buildings
4
Stories
1
Total area
25,054 SF
Lot
7.45 ac (324,391 SF)
Zoning code
CM-COMMERCIAL MANUFACTURI
APN
21002100330000
UPID
US34-0323522
Jurisdiction
JEFFERSON
Zoning & alternative use
CM-COMMERCIAL MANUFACTURI · Lyndon, KY
Zoning CM-COMMERCIAL MANUFACTURI · permitted uses
CM-COMMERCIAL MANUFACTURI · Lyndon, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lyndon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.5M
AUTO REPAIR, GARAGE
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.3M
RETAIL STORES
Est. value
$3.2M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1989
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Lot
7.45 ac
Current owner
From public records · entity-resolved
Citizens Exchange Nicklies LLC
Entity
Mailing address
6060 DUTCHMANS LN STE #110, LOUISVILLE, KY 40205-3277
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2020
$4,485,000
Citizens Exchange Nicklies LLC
John Hislop
Warranty Deed
$4,473,646 · Nicklies & Co
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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