Standalone Office
For Sale
$299,000
3140 Parisa Drive, Paducah, KY 42003
Commercial Sale, Paducah, KY
Property Size2,536 SF
Lot Size0.73 Acres
Price / SF$117.90
Days on Market23
Property Features for 3140 Parisa Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
B-1
Zoning description
Zoned B-1 - Convenience and Service
Parking
10
Subdivision
Commercial
Directions
Take Exit 7 from I-24 and head North toward Paducah on U.S. 45 (Lone Oak Road).Drive straight on U.S. 45 for about 2 to 3 miles until you pass the major commercial areas and CVS.Turn right at the intersection onto U.S. 62 East (Jackson Street / Hinkleville Rd area transition).Look for the turn toward Parisa Drive (located behind Banterra Bank and Paducah Dermatology off the main commercial connector).Arrive at 3140 Parisa Drive.
Standard status
Active
APN
105-00-00-002.05
Size
2,536 SF
Lot size
0.73 Acres
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Building Details
Year built
1994
Floors in Building
1
Building materials
Concrete, Stucco
Roof type
Rubber, Shingle
Listing Agency:
Arnold Realty Group
(270) 558-1338
Listed By:
Dawn Arnold · License #218391
(618) 638-5682
Added: Aug 3
Changed: Aug 24
Last Checked: Aug 25 at 5:06AM
MLS# 26020819
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 standalone office building contains approximately 2,536 square feet arranged with private offices, meeting areas, restrooms, and surface parking on site. The property is configured for professional financial services and was built in 1994. Concrete and stucco construction, natural gas heating, electric cooling, and rubber and shingle roofing are in place. Water is available, and the property is served by public sewer.
The 0.727-acre property is located in Paducah, Kentucky, less than 2 miles from I24. B-1 zoning is identified for the site. The existing office layout and dedicated parking provide a functional setting for continued professional office use.
The 0.727-acre property is located in Paducah, Kentucky, less than 2 miles from I24. B-1 zoning is identified for the site. The existing office layout and dedicated parking provide a functional setting for continued professional office use.
Key Highlights
- 2,536‑square‑foot office building on 0.727 acres
- Standalone configuration with private offices and meeting areas
- On‑site surface parking lot
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
$24,251
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
8.11%
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%
$485,020
$485.0K
Cap Rate 7%
$346,443
$346.4K
Cap Rate 9%
$269,456
$269.5K
Market Conditions
NOI Build-Up for 2,536 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
$38.0K $15.00/SF
− Vacancy
−$5.7K −$2.25/SF
EGI
$32.3K $12.75/SF
− OpEx
−$8.1K −$3.19/SF
NOI
$24.3K $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%
$485,020
Cap Rate 7%
$346,443
Cap Rate 9%
$269,456
Alternative Uses
Best Use
Office B
$346.4K
$303.1K – $404.2K
NOI $24,251 @ 7.0% cap · market cap 8.11%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$528.4K
$462.4K – $616.5K
NOI $36,988 @ 7.0% cap · market cap 12.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
491
Businesses Nearby
Explore this area
Business Placement
Demographics for 42003, KY
28,592
Population
14,132
Households
2
Avg Household Size
43
Median Age
22%
College-Educated
92%
High-School Grad
69.0 sq mi
ZIP Area
414
Density / Sq Mi
$54,052
Median Household Income
$33,566
Median Earnings
$696
Median Rent
$160,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - The building includes private offices, meeting areas, restrooms, and an on-site surface parking lot.
Where is this office building located?
The property is located at 3140 Parisa Drive Paducah, KY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 2,536‑square‑foot office building on 0.727 acres; Standalone configuration with private offices and meeting areas; On‑site surface parking lot
