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    Winchester Commercial Units For Sale Title is generated by Realmo AI

    103 Talbott Avenue, Winchester, KY 40391

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    For Sale
    $205,000

    COMMERCIAL - Winchester, KY

    Property size:
    2,808 SF
    Price / SF:
    $73/SF
    Added:
    Feb 2, 2026
    Days on Market:
    110
    Last Refresh:
    May 23 at 1:06 pm

    Property Features for 103 Talbott Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    12
    Parking features
    Open
    Security features
    Security System
    Standard status
    Active
    APN
    054-1013-013-002 & 054-1013-013-003
    Size
    2,808 SF

    Utilities

    Utilities
    Water Available
    Heating system
    Electric (Heating)
    Cooling system
    Electric

    Building Details

    Year built
    1980
    Floors in Building
    1
    Building materials
    Block
    Roof type
    Membrane

    We can help!

    Listing Contact
    Jason Townsend

    Listing agent Jason Townsend

    Listing office Kentucky Residential Real Estate, LLC 1890 Star Shoot Pkwy #170-362, Lexington, KY

    Listing date Feb 2, 2026

    MLS# 26001995

    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.

    HighLights

    • Two commercial units (103 & 105 Talbott) zoned B‑3 in a central Winchester location near Lexington Ave.
    • Existing self‑storage mini warehouse business with potential for conversion to storefront, salon, warehouse, church, etc.
    • Each unit is 1,404 sq ft with 10' ceiling height and no interior dividing wall.
    • Newer roof and security system with motion sensor lighting and code entry door.
    • Parking available in both front and rear of the property.
    • Individually deeded units offering flexibility in use and investment.

    Overview

    Two commercial units, located in the heart of Winchester, Kentucky, are available for purchase. Zoned B-3, these units currently operate as an indoor self-storage mini warehouse business, but offer the potential for conversion to various other uses. Each unit provides 1,404 square feet of space, totaling 2,808 square feet. The units, 103 & 105 Talbott, are deeded individually but are being sold together. Currently, there is no interior dividing wall between the units. The property features 10-foot ceiling height, a newer roof, motion sensor lighting, a security system, and a code entry door. Parking is available in both the front and rear of the building. Potential business uses include a storefront, salon, larger warehouse space, or church.

    Financial Insights

    Value Estimation Calculated for Self Storage

    Conservative
    $197.1K
    NOI $17,738 @ 9.00% cap · cautious / downside scenario
    Moderate
    $253.4K
    NOI $17,738 @ 7.00% cap · market / base-case scenario
    Aggressive
    $354.8K
    NOI $17,738 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Self Storage

    Component $ $/SF
    Gross rent $27.0k $9.60
    − Vacancy −$1.6k −$0.58
    EGI $25.3k $9.02
    − OpEx −$7.6k −$2.71
    NOI $17.7k $6.32
    2,808 SF · lease $9.60/SF/yr · vacancy 6.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Self Storage
    $253.4K
    $221.7K – $295.6K (±1% cap)
    NOI $17,738 @ 7.0% cap · market cap 8.65%
    Second Best
    Industrial
    $237.6K
    $207.9K – $277.2K (±1% cap)
    NOI $16,629 @ 7.0% cap · market cap 8.11%
    Theoretical Best
    Office A
    $711.7K
    $622.7K – $830.3K (±1% cap)
    NOI $49,816 @ 7.0% cap · market cap 24.30%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Winchester
    County
    Clark
    State
    Kentucky
    Longitude
    -84.189015
    Latitude
    37.994756

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    FAQs

    What type of property is this?
    Self storage facility - Two commercial units in Winchester, Kentucky, suitable for various businesses.
    Where is this self storage facility located?
    The property is located at 103 Talbott Avenue Winchester, KY.
    What is the asking price?
    The asking price for this property is $205,000.
    What are key features of this property?
    This property features: Two commercial units (103 & 105 Talbott) zoned B‑3 in a central Winchester location near Lexington Ave.; Existing self‑storage mini warehouse business with potential for conversion to storefront, salon, warehouse, church, etc.; Each unit is 1,404 sq ft with 10' ceiling height and no interior dividing wall.
    (859) 771-0532
    We can help!
    Listing Contact
    Jason Townsend
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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