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    2 N Main St Winchester, KY 40391

    View on Map
    Sponsored
    For Sale
    $1,595,000

    MULTI_FAMILY - Winchester, KY

    Property size:
    26,124 SF
    Lot size:
    0.22 Acres
    Days on Market:
    22
    Last Refresh:
    Mar 6 at 12:06 pm

    Property Features for 2 N Main St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bedroom 36, Bedroom 27, Bedroom 16, Bedroom 21, Bathroom 13, Bathroom 14, Bedroom 29, Bedroom 26, Bathroom 12, Bedroom 13, Bathroom 20, Bathroom 18, Bedroom 20, Bedroom 18, Bedroom 4, Bedroom 2, Bedroom 15, Bedroom 6, Bedroom 28, Bedroom 33, Bathroom 1, Bathroom 5, Bedroom 12, Bedroom 7, Bedroom 10, Bedroom 22, Bedroom 23, Bedroom 14, Bathroom 2, Bathroom 4, Bathroom 15, Bedroom 32, Bedroom 9, Bedroom 30, Bathroom 16, Bedroom 3, Bedroom 31, Bedroom 5, Bathroom 11, Bedroom 1, Bathroom 3, Bathroom 10, Bathroom 7, Bathroom 19, Bathroom 8, Bedroom 8, Bedroom 11, Bedroom 37, Bedroom 24, Bathroom 9, Bathroom 6, Bedroom 34, Bedroom 35, Bathroom 17, Bedroom 25, Bedroom 17, Bedroom 19
    Bedrooms
    37
    Bathrooms
    20
    APN
    054-3209-018-020
    Size
    26,124 SF
    Lot size
    0.22 Acres

    Building Details

    Floors in Building
    4
    Number of units
    20

    We can help!

    Listing Contact
    Blanca Cheung

    Tsubaki Group, LLC (859) 913-3150

    Listing agent Blanca Cheung (859) 913-3150

    Listing date Feb 13, 2026

    MLS# 25017572 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Historical Landmark Multifamily and Office

    The Kerr Building, a significant downtown historical landmark, offers a mix of residential and commercial income-producing units. The property features 18 LIHTC apartments and 2 renovated ground-floor offices, totaling 20 units. The building underwent major capital improvements in 2022 and 2024, including a facade transformation with full restoration and renovation. Structural repairs, new roofing, and brick tuck-pointing have been completed. The building also features secure key-fob entrances, central HVAC, modern kitchens, updated baths, and new flooring. Currently grossing $168,000 annually, there's a potential upside of $4,000 per month. Additional space at 4-10 Main Street provides a blank canvas for tenant improvements and added cash flow. The property is located in downtown Winchester, which is currently thriving. The building size is 26,124 square feet and the lot size is 0.22 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Rifle City Records Music Venue Bluegrass Budokai Training Center High Speed Collectibles ... (Bike/Boat/Book/etc) Store

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Winchester
    County
    Clark
    State
    Kentucky
    Longitude
    -84.177087
    Latitude
    37.99382

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    FAQs

    What type of property is this?
    Apartment building - Turn-key, stabilized investment property in thriving downtown Winchester.
    Where is this apartment building located?
    The property is located at 2 N Main St Winchester, KY.
    What is the asking price?
    The asking price for this property is $1,595,000.
    What are key features of this property?
    This property features: - Significant CAPEX investments in 2022 & 2024, including facade transformation and full restoration.; - Currently grossing $168,000 annual rent with a $4,000/month upside, exceeding the 1% rule.; - Features 20 income-producing units: 18 LIHTC apartments and 2 renovated ground-floor offices.
    (859) 913-3150
    Request Owner's contact information
    2 N Main St Winchester, KY 40391
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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.

    More about this property
    2 N Main St Winchester, KY 40391
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    We can help!
    Listing Contact
    Blanca Cheung
    (859) 913-3150
    Learn more
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