Metal Warehouse with Multiple
For Sale
$300,000
1045 Early Drive, Winchester, KY 40391
Commercial Sale, Winchester, KY
Property Size1,675 SF
Lot Size0.58 Acres
Price / SF$179.10
Days on Market1933
Property Features for 1045 Early Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B3
Parking
5
Subdivision
Commercial
Directions
I 64 to Exit 96, turn left onto Veterans Memorial Parkway, Left onto Harrod Road, at stop sign Left on Early Drive, Right at stop sign on Holiday Drive,
Standard status
Active
APN
053-0000-035-01
Size
1,675 SF
Lot size
0.58 Acres
Utilities
Utilities
Water Available
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
Ensor Real Estate, LLC
(859) 749-0892
Listed By:
Whitney Ann Ensor · License #209139
(859) 771-8311
Added: Jun 21, 2021
Changed: Oct 2
Last Checked: Oct 5 at 7:06AM
MLS# 20111875
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 B-3-zoned warehouse property includes a 1,675-square-foot metal pole-barn-style building on 0.58 acres. The structure is configured with separate access to each side, two entrances, three 10x10 garage doors, and two additional 8-foot doors. The property is being sold as-is, with buyers responsible for verifying building access and property details.
The site is positioned at I-64 exit 96, with ingress and egress rights down Holiday Drive to the building. Utilities are identified on site per the seller and plat, while water and gas are not connected to the building. Water is listed as available.
The site is positioned at I-64 exit 96, with ingress and egress rights down Holiday Drive to the building. Utilities are identified on site per the seller and plat, while water and gas are not connected to the building. Water is listed as available.
Key Highlights
- 1,675‑square‑foot metal pole‑barn‑style warehouse
- 0.58‑acre parcel zoned B‑3
- Three 10x10 garage doors and two 8‑foot doors
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
$12,045
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
4.02%
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%
$240,900
$240.9K
Cap Rate 7%
$172,071
$172.1K
Cap Rate 9%
$133,833
$133.8K
Market Conditions
NOI Build-Up for 1,675 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
$15.1K $9.00/SF
− Vacancy
−$905 −$0.54/SF
EGI
$14.2K $8.46/SF
− OpEx
−$2.1K −$1.27/SF
NOI
$12.0K $7.19/SF
Area
Clark County, KY
Vacancy
6.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$240,900
Cap Rate 7%
$172,071
Cap Rate 9%
$133,833
Alternative Uses
Best Use
Warehouse
$172.1K
$150.6K – $200.8K
NOI $12,045 @ 7.0% cap · market cap 4.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$424.5K
$371.5K – $495.3K
NOI $29,716 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Drive-in doors
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
78
Businesses Nearby
Well-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
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Warehouse - B-3-zoned warehouse parcel with split access, multiple entrances, and on-site utility availability.
Where is this warehouse located?
The property is located at 1045 Early Drive Winchester, KY.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1,675‑square‑foot metal pole‑barn‑style warehouse; 0.58‑acre parcel zoned B‑3; Three 10x10 garage doors and two 8‑foot doors
