I-1 Manufacturing
For Sale
$1,200,000
101 Jefferson Street, Winchester, KY 40391
Commercial Sale, Winchester, KY
Property Size7,800 SF
Lot Size3.87 Acres
Price / SF$154.96
Days on Market370
Property Features for 101 Jefferson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
I1
Subdivision
East End
Directions
Maple st.take a left on Washington st Left onto Vine St,Go through stop sign into the parking lot
Standard status
Active
APN
054330700900
Size
7,744 SF
Lot size
3.87 Acres
Utilities
Utilities
Propane
Sewer type
Public Sewer
Amenities
power garage doors
Building Details
Year built
2000
Roof type
Metal
Listing Agency:
Dream Maker Realty, LLC
(859) 404-3384
Listed By:
Darrell Tackett
(859) 749-2796
Added: Oct 1, 2025
Changed: Oct 2
Last Checked: Oct 5 at 7:06AM
MLS# 25502866
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 manufacturing property includes an open interior with high ceilings and power garage doors suited to loading access. The building dates to 2000 and has a metal roof. The site is designated I-1, providing a clean-industrial zoning framework for the property.
Utility features include an ample power supply, propane, and public sewer service. Located at 101 Jefferson Street in Winchester, Kentucky, the property is positioned within an industrial corridor with access to major highways and local infrastructure.
Utility features include an ample power supply, propane, and public sewer service. Located at 101 Jefferson Street in Winchester, Kentucky, the property is positioned within an industrial corridor with access to major highways and local infrastructure.
Key Highlights
- I‑1 zoning for clean‑industrial use
- Open interior with high ceilings
- Power garage doors for loading access
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
$55,687
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
4.64%
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%
$1,113,740
$1.1M
Cap Rate 7%
$795,529
$795.5K
Cap Rate 9%
$618,744
$618.7K
Market Conditions
NOI Build-Up for 7,744 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
$69.7K $9.00/SF
− Vacancy
−$4.2K −$0.54/SF
EGI
$65.5K $8.46/SF
− OpEx
−$9.8K −$1.27/SF
NOI
$55.7K $7.19/SF
Area
Clark County, KY
Vacancy
6.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,113,740
Cap Rate 7%
$795,529
Cap Rate 9%
$618,744
Alternative Uses
Best Use
Warehouse
$795.5K
$696.1K – $928.1K
NOI $55,687 @ 7.0% cap · market cap 4.64%
Second Best
Industrial
$655.1K
$573.3K – $764.3K
NOI $45,860 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$1.96M
$1.72M – $2.29M
NOI $137,385 @ 7.0% cap · market cap 11.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
644
Businesses Nearby
Explore this area
Business Placement
Demographics for 40391, KY
36,461
Population
16,125
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
90%
High-School Grad
237.3 sq mi
ZIP Area
154
Density / Sq Mi
$67,910
Median Household Income
$40,323
Median Earnings
$884
Median Rent
$197,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - I-1 zoning, open high-ceiling interiors, and power garage doors support a range of industrial uses.
Where is this manufacturing property located?
The property is located at 101 Jefferson Street Winchester, KY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: I‑1 zoning for clean‑industrial use; Open interior with high ceilings; Power garage doors for loading access
