Office Building with Two
For Sale
$3,200,000
2181 New Holt Road, Paducah, KY 42001
Commercial Sale, Paducah, KY
Property Size11,000 SF
Lot Size1.46 Acres
Price / SF$279.11
Days on Market92
Property Features for 2181 New Holt Road
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Zoning description
Commercial
Parking
50
Subdivision
Commercial
Directions
From Kentucky Oaks Mall, travel west on Hwy 60 to a left onto New Holt Rd. Property is located just past Stifel on the right.
Standard status
Active
APN
077-30-02-016.51
Size
11,465 SF
Lot size
1.46 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
2026
Floors in Building
1
Building materials
Block, Brick, Concrete
Roof type
Flat
Listing Agency:
Arnold Realty Group
(270) 558-1338
Listed By:
Dawn Arnold · License #218391
(618) 638-5682
Added: May 26
Changed: Aug 24
Last Checked: Aug 25 at 4:06AM
MLS# 26014089
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.
Under construction, this professional office building will provide approximately 11,465 square feet on 1.46 acres. The interior is configured as two finished office suites measuring approximately 6,765 square feet and 4,700 square feet, creating a multi-suite layout for office occupancy and leasing. Construction materials include block, brick, and concrete, with a flat roof, natural gas heating, central air, and public sewer service.
The property is located at 2181 New Holt Road in Paducah, near the commercial corridor between I-24 Exit 4 and Exit 7. The site is positioned among established businesses, retailers, medical users, and professional offices, with multiple access points described in the property information. Commercial zoning applies in McCracken County, and the building carries a 2026 year built designation.
The property is located at 2181 New Holt Road in Paducah, near the commercial corridor between I-24 Exit 4 and Exit 7. The site is positioned among established businesses, retailers, medical users, and professional offices, with multiple access points described in the property information. Commercial zoning applies in McCracken County, and the building carries a 2026 year built designation.
Key Highlights
- Approximately 11,465 SF office building on 1.46 acres
- Two suites of approximately 6,765 SF and 4,700 SF
- Under‑construction 2026 building with block, brick, and concrete materials
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
$109,634
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
3.43%
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%
$2,192,680
$2.2M
Cap Rate 7%
$1,566,200
$1.6M
Cap Rate 9%
$1,218,156
$1.2M
Market Conditions
NOI Build-Up for 11,465 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
$172.0K $15.00/SF
− Vacancy
−$25.8K −$2.25/SF
EGI
$146.2K $12.75/SF
− OpEx
−$36.5K −$3.19/SF
NOI
$109.6K $9.56/SF
Area
McCracken County, KY
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,192,680
Cap Rate 7%
$1,566,200
Cap Rate 9%
$1,218,156
Alternative Uses
Best Use
Office B
$1.57M
$1.37M – $1.83M
NOI $109,634 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.39M
$2.09M – $2.79M
NOI $167,217 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
160
Businesses Nearby
Explore this area
Business Placement
Demographics for 42001, KY
31,579
Population
14,815
Households
2.1
Avg Household Size
41
Median Age
36%
College-Educated
94%
High-School Grad
74.2 sq mi
ZIP Area
426
Density / Sq Mi
$68,868
Median Household Income
$42,334
Median Earnings
$916
Median Rent
$210,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - New construction office property with two finished suites, commercial zoning, and access near I-24.
Where is this office building located?
The property is located at 2181 New Holt Road Paducah, KY.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Approximately 11,465 SF office building on 1.46 acres; Two suites of approximately 6,765 SF and 4,700 SF; Under‑construction 2026 building with block, brick, and concrete materials
