New Construction Duplex
For Sale
$1,050,000
101103 101-103 Josephine Court & 101-103 Elkchester Cir, Nicholasville, KY 40356
Two newly built duplexes feature modern interiors, attached garages, patios, and flexible owner-occupant or rental use.
Property Size6,256 SF
Price / SF$167.84
Days on Market46
Property Features for 101103 101-103 Josephine Court & 101-103 Elkchester Cir
General Information
Standard status
Active
Size
6,256 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
The Brokerage
(859) 260-1444
Listed By:
Lauren Haggard
Source:
Meliarealty
Added: Jul 15
Changed: Aug 29
Last Checked: Aug 29 at 7:38PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The Brokerage
Investment Insights
Based on property information with market context.
This offering includes two new-construction duplex buildings totaling 6256 square feet at 101-103 Elkchester Circle and 101-103 Josephine Court. Each residence provides an open main-level living and dining area, an upgraded kitchen with stainless steel appliances, extensive cabinetry, a pantry, island seating, storage, and a half bath. The upper level contains three bedrooms, including a primary suite with 9-foot ceilings, dual-vanity bath, easy-clean shower, and walk-in closet. The additional bedrooms also include walk-in closets, and each home has a full hallway bath, linen storage, and a dedicated laundry room.
Attached one-car garages, front porches, and rear patios serve the residences, with the option to add privacy fencing. The property was built in 2026. Coverage includes a 10-year window warranty, 5-year roof labor warranty, 30-year roof manufacturer’s warranty, and 1-year warranties for HVAC, plumbing, and electrical labor.
Attached one-car garages, front porches, and rear patios serve the residences, with the option to add privacy fencing. The property was built in 2026. Coverage includes a 10-year window warranty, 5-year roof labor warranty, 30-year roof manufacturer’s warranty, and 1-year warranties for HVAC, plumbing, and electrical labor.
Key Highlights
- Two new‑construction duplex buildings totaling 6256 square feet
- Located at 101‑103 Elkchester Circle and 101‑103 Josephine Court
- Each residence includes 3 bedrooms and an attached one‑car garage
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
$53,375
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
5.08%
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%
$1,067,500
$1.1M
Cap Rate 7%
$762,500
$762.5K
Cap Rate 9%
$593,056
$593.1K
Market Conditions
NOI Build-Up for 6,256 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
$79.6K $12.72/SF
− Vacancy
−$3.3K −$0.53/SF
EGI
$76.3K $12.19/SF
− OpEx
−$22.9K −$3.66/SF
NOI
$53.4K $8.53/SF
Area
Jessamine County, KY
Vacancy
4.18%
Lease Rate
$12.72 /SF/Yr
Expense Ratio
30.00%
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%
$1,067,500
Cap Rate 7%
$762,500
Cap Rate 9%
$593,056
Alternative Uses
Best Use
Multifamily LT 5
$762.5K
$667.2K – $889.6K
NOI $53,375 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$682.3K
$597.0K – $796.0K
NOI $47,762 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $110,986 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
259
Businesses Nearby
Explore this area
Business Placement
Demographics for 40356, KY
44,381
Population
17,934
Households
2.5
Avg Household Size
39
Median Age
31%
College-Educated
90%
High-School Grad
139.5 sq mi
ZIP Area
318
Density / Sq Mi
$75,264
Median Household Income
$41,427
Median Earnings
$1,020
Median Rent
$246,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two newly built duplexes feature modern interiors, attached garages, patios, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 101103 101-103 Josephine Court & 101-103 Elkchester Cir Nicholasville, KY.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two new‑construction duplex buildings totaling 6256 square feet; Located at 101‑103 Elkchester Circle and 101‑103 Josephine Court; Each residence includes 3 bedrooms and an attached one‑car garage
