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Property profile & analytics
OFF-MARKET
Estimated value
$9,510,000
Assisted living facilities
901 Blankenbaker Pkwy Middletown, KY 40243-1884
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US34-0253600
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Total area
51,384 SF
Lot
7.5 ac (326,656 SF)
Zoning code
R4-RESIDENTIAL SINGLE FAM
APN
22051100150000
UPID
US34-0253600
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
$9.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.51M
Owner & transaction history
Wickshire Blankenbaker Opco LLC · 3 yrs held
Wickshire Blankenbaker Opco LLC
since 2023
Last sale
$10.3M
2 recorded transactions
Zoning & alternative use
R4-RESIDENTIAL SINGLE FAM · Middletown, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.2M
+684.7%
Restaurant
$6.1M
+684.0%
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
$8,310,000
ML approach
$9,235,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,150,000
Change: +685% · Conversion: Difficult
RESTAURANT
$6,145,000
Change: +684% · Conversion: Difficult
Blend value · Realmo final
$9.51M
Range $8.56M – $10.46M · ±10% · vs last sale $10.25M (Jun 29 2023)
Last sale anchor
$10.25M
Jun 29 2023
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
$185 / 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
$199,813
Tax year 2023
Assessed value
$17,255,000
Assessed 2023
Previous assessed
$17,255,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,976,780
Assessed improvement
$15,278,220
Land market value
$1,976,780
Improvement market value
$15,278,220
Total market value
$17,255,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2001
Heating
YES
Cooling
NONE
Buildings
2
Stories
2
Total area
51,384 SF
Lot
7.5 ac (326,656 SF)
Zoning code
R4-RESIDENTIAL SINGLE FAM
APN
22051100150000
UPID
US34-0253600
Jurisdiction
JEFFERSON
Zoning & alternative use
R4-RESIDENTIAL SINGLE FAM · Middletown, KY
Zoning R4-RESIDENTIAL SINGLE FAM · permitted uses
R4-RESIDENTIAL SINGLE FAM · Middletown, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$6.2M
RESTAURANT
Est. value
$6.1M
OFFICE BUILDING
RESTAURANT
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
2001
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Lot
7.5 ac
Current owner
From public records · entity-resolved
Wickshire Blankenbaker Opco LLC
Entity
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2023
—
Wickshire Blankenbaker Opco LLC
Wickshire Blankenbaker Propco LLC
Lease
$1,200,000 · Stock Yards Bank & Trust Co
Oct 5, 2020
$11,803,000
Wickshire Blankenbaker Propco
Hcp Eden2 A Pack LLC
Grant Deed
—
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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