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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Office buildings
8201 Shelbyville Rd Lyndon, KY 40222-5421
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US34-0378846
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1930
Total area
3,419 SF
Lot
0.52 ac (22,695 SF)
Zoning code
C1-COMMERCIAL
APN
21002100770000
UPID
US34-0378846
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$771k
Blend (final)
Blend
$795k
Owner & transaction history
Nair Holdings LLC · 4 yrs held
Nair Holdings LLC
since 2021
Last sale
$970,000
5 recorded transactions
Zoning & alternative use
C1-COMMERCIAL · Lyndon, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$655,000
+11.9%
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
$645,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$585,000
Current use
AUTO REPAIR, GARAGE
$655,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$795k
Range $716k – $875k · ±10% · vs last sale $970k (Dec 9 2021)
Last sale anchor
$970k
Dec 9 2021
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
$233 / 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
$11,136
Tax year 2023
Assessed value
$970,000
Assessed 2023
Previous assessed
$970,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$783,230
Assessed improvement
$186,770
Land market value
$783,230
Improvement market value
$186,770
Total market value
$970,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1930
Heating
YES
Cooling
NONE
Buildings
2
Stories
2
Total area
3,419 SF
Lot
0.52 ac (22,695 SF)
Zoning code
C1-COMMERCIAL
APN
21002100770000
UPID
US34-0378846
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
OFFICE BUILDING Current
Est. value
$585,000
AUTO REPAIR, GARAGE
Est. value
$655,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1930
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
Nair Holdings LLC
Entity
Mailing address
7217 WOOD BRIAR RD, LOUISVILLE, KY 40241-6237
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2021
$970,000
Nair Holdings LLC
Musselman Brothers Incorporated
Warranty Deed
—
Nov 18, 2016
—
Musselman Brothers INC
—
Trustees Deed
related
$775,000 · Central Bk/jefferson Cnty
Jul 30, 2015
$1,000,000
Musselman Brothers INC
Tichenor Family Trust
Warranty Deed
—
Nov 16, 2010
—
Tichenor Family Wealth Trust
Tichenor,bernard E
Quit Claim Deed
related
—
—
—
Bernard E Tichenor
—
Deed Of Trust
related
$50,000 · Pnc 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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