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Property profile & analytics
OFF-MARKET
Estimated value
$3,060,000
Retail space
805 Blankenbaker Pkwy Middletown, KY 40243-1894
Individually Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US34-0338834
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Total area
17,893 SF
Lot
1.61 ac (70,001 SF)
APN
22003103890000
UPID
US34-0338834
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
by Request
CAP Approach
CAP
$3.18M
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$3.06M
Owner & transaction history
S Kurtis Wilson · 10 yrs held
S Kurtis Wilson
since 2016
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+73.2%
Auto repair, garage
$3.4M
+50.5%
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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,440,000
6.5%
$3,175,000
7%
$2,945,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,275,000
Current use
RESTAURANT
$3,945,000
Change: +73% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,425,000
Change: +51% · Conversion: Difficult
OFFICE BUILDING
$2,200,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$3.06M
Range $2.75M – $3.37M · ±10%
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
$171 / 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
$57,436
Tax year 2023
Assessed value
$4,959,940
Assessed 2023
Previous assessed
$4,959,940
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,382,820
Assessed improvement
$3,577,120
Land market value
$1,382,820
Improvement market value
$3,577,120
Total market value
$4,959,940
Applied tax rate
20.0000
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
2011
Heating
YES
Cooling
NONE
Stories
1
Total area
17,893 SF
Lot
1.61 ac (70,001 SF)
APN
22003103890000
UPID
US34-0338834
Jurisdiction
JEFFERSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.3M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.4M
OFFICE BUILDING
Est. value
$2.2M
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
2011
Heating
YES
Cooling
Yes
Stories
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
S Kurtis Wilson
Individual
Free & Clear · 10 yrs held
Mailing address
4201 SPRINGHURST BLVD STE #201, LOUISVILLE, KY 40241-6157
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2016
$4,600,000
S Kurtis Wilson
Horizon Blankenbaker LLC
Grant Deed
—
—
—
Horizon Blankenbaker LLC
—
Loan Modification
related
$3,800,000 · Commonwealth Bank
—
—
Horizon Blankenbaker LLC
—
Deed Of Trust
related
$200,000 · Commonwealth Bank
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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