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Property profile & analytics
OFF-MARKET
Estimated value
$3,495,000
Retail space
8012 Greenway Dr Lyndon, KY 40222
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US34-2333774
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Total area
22,085 SF
Lot
2.6 ac (113,082 SF)
Zoning code
C1-COMMERCIAL
APN
21308500010000
UPID
US34-2333774
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
$3.41M
CAP Approach
CAP
$3.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.50M
Owner & transaction history
Lyndon Acquisitions LLC · 4 yrs held
Lyndon Acquisitions LLC
since 2022
Last sale
$3.6M
4 recorded transactions
Zoning & alternative use
C1-COMMERCIAL · Lyndon, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.9M
+73.2%
Auto repair, garage
$4.2M
+50.5%
Office building
$3.8M
+34.5%
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
$3,475,000
ML approach
$3,405,000
CAP Approach
CAP Return
Estimation
6%
$4,245,000
6.5%
$3,915,000
7%
$3,635,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,810,000
Current use
RESTAURANT
$4,870,000
Change: +73% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,230,000
Change: +51% · Conversion: Difficult
OFFICE BUILDING
$3,780,000
Change: +34% · Conversion: Easy
Blend value · Realmo final
$3.50M
Range $3.15M – $3.84M · ±10% · vs last sale $3.55M (Feb 28 2022)
Last sale anchor
$3.55M
Feb 28 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
$158 / 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
$40,754
Tax year 2023
Assessed value
$3,550,000
Assessed 2023
Previous assessed
$3,550,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$904,540
Assessed improvement
$2,645,460
Land market value
$904,540
Improvement market value
$2,645,460
Total market value
$3,550,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Heating
YES
Cooling
NONE
Buildings
2
Stories
2
Total area
22,085 SF
Lot
2.6 ac (113,082 SF)
Zoning code
C1-COMMERCIAL
APN
21308500010000
UPID
US34-2333774
Jurisdiction
JEFFERSON
Zoning & alternative use
C1-COMMERCIAL · Lyndon, KY
Zoning C1-COMMERCIAL · permitted uses
C1-COMMERCIAL · 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
RETAIL STORES Current
Est. value
$2.8M
RESTAURANT
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.8M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1974
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Lot
2.6 ac
Current owner
From public records · entity-resolved
Lyndon Acquisitions LLC
Entity
Mailing address
8005 LYNDON CTR WAY STE #102, LOUISVILLE, KY 40222-3605
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2022
$3,550,000
Lyndon Acquisitions LLC
Fister Commercial Properties LLC
Special Warranty Deed
$3,855,000 · Wesbanco Bank INC
Sep 2, 2008
—
Fister Commercial Props LLC
—
Trustees Deed
related
$1,000,000 · Commonwealth Bank
Jan 17, 2008
—
Fister Commercial Props LLC
—
Trustees Deed
related
$300,000 · Commonwealth Bank
—
—
Fister Commercial Props LLC
—
Deed Of Trust
related
$3,350,000 · Commonwealth Bk
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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