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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Office buildings
8311 Shelbyville Rd Lyndon, KY 40222-5544
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US34-0060844
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1946
Total area
3,873 SF
Lot
0.52 ac (22,738 SF)
Zoning code
OR1-OFFICE/RESIDENTIAL
APN
21025900840030
UPID
US34-0060844
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
by Request
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$874k
Blend (final)
Blend
$875k
Owner & transaction history
Federalist Holdings LLC · 4 yrs held
Federalist Holdings LLC
since 2021
Last sale
$905,000
7 recorded transactions
Zoning & alternative use
OR1-OFFICE/RESIDENTIAL · Lyndon, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$740,000
+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
$600,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$665,000
Current use
AUTO REPAIR, GARAGE
$740,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±10% · vs last sale $905k (Nov 2 2021)
Last sale anchor
$905k
Nov 2 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
$226 / 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
$11,824
Tax year 2023
Assessed value
$1,030,000
Assessed 2023
Previous assessed
$905,000
+13.8% YoY
Effective rate
1.15%
On assessed value
Assessed land
$263,900
Assessed improvement
$766,100
Land market value
$263,900
Improvement market value
$766,100
Total market value
$1,030,000
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
1946
Heating
YES
Cooling
YES
Stories
2
Total area
3,873 SF
Lot
0.52 ac (22,738 SF)
Zoning code
OR1-OFFICE/RESIDENTIAL
APN
21025900840030
UPID
US34-0060844
Jurisdiction
JEFFERSON
Zoning & alternative use
OR1-OFFICE/RESIDENTIAL · Lyndon, KY
Zoning OR1-OFFICE/RESIDENTIAL · permitted uses
OR1-OFFICE/RESIDENTIAL · 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
$665,000
AUTO REPAIR, GARAGE
Est. value
$740,000
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
1946
Heating
YES
Cooling
Yes
Stories
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
Federalist Holdings LLC
Entity
Mailing address
6105 HENSLEY RD, PROSPECT, KY 40059-8589
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2021
$905,000
Federalist Holdings LLC
Phamily Properties LLC
Warranty Deed
$724,000 · Evansville Teachers FCU
Mar 13, 2020
—
Phamily Properties LLC
—
Deed
related
$400,000 · Us Bk
Apr 22, 2015
$645,000
Phamily Properties LLC
Lynhursh Real Estate Invs INC
Warranty Deed
related
$520,000 · Stockyard Bk&tr
Jan 6, 2010
—
Lynhursh Real Estate Invs INC
—
Trustees Deed
related
$450,000 · First Federal Savings Bank
Feb 23, 2005
—
Lynhursh R & E Investments INC
—
Trustees Deed
related
$300,000 · Irwin Union Bank Fsb
—
—
Phamily Properties LLC
—
Deed Of Trust
related
$400,000 · Us Bk
—
—
Lynhursh Real Estate Invs INC
—
Deed Of Trust
related
$650,000 · Irwin Union Bank Fsb
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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