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    805 Main St, Unit unit 805 / 807 / 809 / 811 Paris, KY 40361

    Sponsored
    For Sale
    Pending
    $495,000

    COMMERCIAL - Paris, KY

    Property size:
    7,683 SF
    Lot size:
    0.12 Acres
    Days on Market:
    8
    Last Refresh:
    Feb 25 at 6:06 am

    Property Features for 805 Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Pending
    Zoning
    B-1
    Rooms
    Basement
    APN
    0265031007
    Basement
    Interior Entry, Unfinished, Walk-Up Access, Full
    Size
    7,683 SF
    Lot size
    0.12 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Electric, Gas (Cooling)

    Building Details

    Year built
    1912
    Floors in Building
    2
    Building materials
    Brick
    Roof type
    Membrane, Rubber

    We can help!

    Listing Contact
    Gary Wrenn

    Wrenn Realty 9879872

    Listing agent Gary Wrenn (859) 229-7208

    Listing date Feb 18, 2026

    MLS# 25508027

    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

    Overview

    Historic Mixed-Use Income Property

    This four-unit income-producing property, known as 'The Doyle Building' and dating back to approximately 1912, is located in Paris, KY. It offers space suitable for both business and residential use, with established tenants under multi-year leases providing income. The building retains original elements such as cast iron storefronts, a pressed metal cornice with swags and garlands, and a multi-paned transom window of a patented Frank Lloyd Wright design known as "Luxfer". Extensive renovations have been completed, including the roof, electrical and plumbing systems, and masonry repair. The current owner occupies approximately 30% of the second floor as a residence and 50% of the ground floor for personal or business storage space, offering the potential for the new owner to occupy these spaces or lease them to increase income. All electric and gas services are separately metered. The original floor plan was of a 'double' style, which continues below grade so that each side has a full, yet unfinished basement. The property is situated in a high-traffic location with visibility on three of the four major routes serving downtown Paris. A neighboring municipal parking lot offers 28 parking spaces, and a replica of the Eiffel Tower contributes to foot traffic. The property includes a rear yard measuring approximately 28' x 48'. The lot size is 0.1194 acres and the property size is 7,683 square feet.
    Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Paris
    County
    Bourbon
    State
    Kentucky
    Longitude
    -84.252734
    Latitude
    38.209416

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    FAQs

    What type of property is this?
    Mixed-use property - Four-unit mixed-use property with established tenants and renovation.
    Where is this mixed-use property located?
    The property is located at 805 Main St, Unit unit 805 / 807 / 809 / 811 Paris, KY.
    What is the asking price?
    The asking price for this property is $495,000.
    What are key features of this property?
    This property features: - Income-producing 4-unit property with established tenants and multi-year leases.; - Renovated historical building (c. 1912) with updated roof, electrical, plumbing, and masonry.; - Prime location with high visibility on major downtown routes and adjacent to a free municipal parking lot.
    (859) 229-7208
    Request Owner's contact information
    805 Main St, Unit unit 805 / 807 / 809 / 811 Paris, KY 40361
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    Paris, KY 40361
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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
    805 Main St, Unit unit 805 / 807 / 809 / 811 Paris, KY 40361
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    We can help!
    Listing Contact
    Gary Wrenn
    (859) 229-7208 (859) 987-9872
    Learn more
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