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    3402 US Hwy 27 Stanford, KY 40484

    View on Map
    For Sale
    $499,000

    Commercial Building - Stanford, KY

    Property size:
    6,400 SF
    Lot size:
    1.25 Acres
    Added:
    May 17, 2023
    Days on Market:
    1052
    Last Refresh:
    Apr 2 at 4:06 am

    Property Features for 3402 US Hwy 27

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3
    Parking features
    Garage
    Standard status
    Active
    Size
    6,400 SF
    Lot size
    1.25 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    0

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1992
    Year renovated
    1992
    Floors in Building
    1
    Building materials
    Brick
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Robby Selch

    Listing agent Robby Selch

    Listing office Heavenly Hollow Real Estate 740 Barnetts Creek Road, Columbia, KY

    Listing date May 17, 2023

    MLS# 11176612 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Established Commercial Building on Highway 27

    This commercial building is located on State Highway 27, south of Stanford, Kentucky. The building, constructed of block with a brick front, measures approximately 80 x 80 feet, totaling 6400 square feet. It is divided into three large units, each equipped with separate water and electric services, as well as individual storefronts. Currently, all units are occupied by businesses including a flooring store, a real estate office, and a gun shop. The units are spacious and could be further subdivided into smaller spaces. The property benefits from high traffic exposure, easy access, and a ground-level layout with a covered porch. Each unit includes central heat and air conditioning, water, a bathroom, a storefront, and parking facilities. A large hard-top parking lot offers space for approximately 16 vehicles. Each unit has a rear exit, with the middle unit featuring an overhead door to facilitate loading and unloading. The property is situated on a 1.25-acre lot and presents opportunities for business use, rental income, or a combination of both.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    New American Funding ... Loan Service Montooth Floors Carpet & Flooring Store Paige Franklin Photography Photography Service Black sheep firearms ... Gun Shop Ashley Easterling, Realtor Real Estate Agency

    Suggested Use

    Real Estate Agency Big Box & Wholesale Store Auto Repair Shop Hotel & Motel HVAC Service Storage Facility Electrical Service (Bike/Boat/Book/etc) Store Bed & Breakfast Arcade & Gaming Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Stanford
    County
    Lincoln
    State
    Kentucky
    Longitude
    -84.642706
    Latitude
    37.484639

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    FAQs

    What type of property is this?
    Storefront property - Commercial building with three occupied units on high-traffic highway.
    Where is this storefront property located?
    The property is located at 3402 US Hwy 27 Stanford, KY.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: High‑traffic location on State Hwy 27 with easy access.; Three large, currently occupied units, each with separate utilities and storefronts.; Potential to split units into smaller spaces for increased rental income or business diversity.
    (606) 303-3665
    We can help!
    Listing Contact
    Robby Selch
    Learn More
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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
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