Updated Two-Story
For Sale
$225,000
1 N Main Street, Winchester, KY 40391
Commercial Sale, Winchester, KY
Property Size1,900 SF
Lot Size0.02 Acres
Price / SF$118.42
Days on Market50
Property Features for 1 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B2
Directions
Located on the corner of N. Main Street and N. Broadway in Downtown Winchester.
Subdivision
007 - Clark County
Standard status
Active
APN
054-3216-008-00
Size
1,900 SF
Lot size
0.02 Acres
Building Details
Year built
1900
Listing Agency:
Block + Lot Homes
(859) 309-0099
Listed By:
Lara Thornbury · License #SL3587398
(859) 771-2552
Added: Jul 27
Changed: Sep 12
Last Checked: Sep 14 at 6:06AM
MLS# 26019968
Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,900-square-foot storefront property at 1 N Main Street includes both upstairs and downstairs units and has been recently updated. Tenants currently occupy both levels, providing an existing commercial configuration for an owner-user or buyer seeking occupied space. The property was built in 1900 and is classified among storefront properties.
Positioned at the corner of Lexington Avenue and Main Street in downtown Winchester, the building is within walking distance of the historic Leeds Center for the Arts, restaurants, shops, and other local establishments. Winchester is approximately 18 miles east of Lexington, with access to I-64 supporting travel to the larger city. The property is also located within an Opportunity Zone.
Positioned at the corner of Lexington Avenue and Main Street in downtown Winchester, the building is within walking distance of the historic Leeds Center for the Arts, restaurants, shops, and other local establishments. Winchester is approximately 18 miles east of Lexington, with access to I-64 supporting travel to the larger city. The property is also located within an Opportunity Zone.
Key Highlights
- 1,900‑square‑foot storefront property at 1 N Main Street
- Upstairs and downstairs units are both occupied by tenants
- Recently updated commercial building constructed in 1900
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,079
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.04%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$361,580
$361.6K
Cap Rate 7%
$258,271
$258.3K
Cap Rate 9%
$200,878
$200.9K
Market Conditions
NOI Build-Up for 1,900 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$27.4K $14.40/SF
− Vacancy
−$1.5K −$0.81/SF
EGI
$25.8K $13.59/SF
− OpEx
−$7.7K −$4.08/SF
NOI
$18.1K $9.52/SF
Area
Clark County, KY
Vacancy
5.60%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$361,580
Cap Rate 7%
$258,271
Cap Rate 9%
$200,878
Alternative Uses
Best Use
Retail
$258.3K
$226.0K – $301.3K
NOI $18,079 @ 7.0% cap · market cap 8.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$481.5K
$421.4K – $561.8K
NOI $33,708 @ 7.0% cap · market cap 14.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
659
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 40391, KY
36,461
Population
16,125
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
90%
High-School Grad
237.3 sq mi
ZIP Area
154
Density / Sq Mi
$67,910
Median Household Income
$40,323
Median Earnings
$884
Median Rent
$197,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Corner commercial property with occupied upper and lower units in downtown Winchester’s Opportunity Zone.
Where is this storefront property located?
The property is located at 1 N Main Street Winchester, KY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1,900‑square‑foot storefront property at 1 N Main Street; Upstairs and downstairs units are both occupied by tenants; Recently updated commercial building constructed in 1900
