Three-Building Shopping
For Sale
$1,500,000
10303 Dixie Hwy, Louisville, KY 40272
Multi-building commercial property with established salon and automotive service occupancy.
Property Size5,800 SF
Price / SF$258.62
Days on Market97
Property Features for 10303 Dixie Hwy
General Information
Standard status
Active
Size
5,800 SF
Property subtype
Investment
Zoning
C1
Building Details
Buildings
3
Tenancy
Multi
Listing Agency:
FLUHR
(502) 777-6006
Listed By:
Wallace Fluhr
(502) 777-6006
Source:
Kcrea.resimplifi
Added: May 26
Changed: Aug 29
Last Checked: Aug 30 at 1:52PM
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 FLUHR
Investment Insights
Based on property information with market context.
The Stroud Center comprises three freestanding commercial buildings totaling 5,800 square feet. The buildings use a shared parking area and common expenses, creating a coordinated layout for multiple occupants. The property is zoned C1 and is offered for sale.
Current occupancy includes a hair salon and an auto repair business, each reported to have operated at the property for more than a decade. Two additional tenants broaden the existing rent roll. The center is located at 10303 Dixie Hwy in Louisville, Kentucky.
Current occupancy includes a hair salon and an auto repair business, each reported to have operated at the property for more than a decade. Two additional tenants broaden the existing rent roll. The center is located at 10303 Dixie Hwy in Louisville, Kentucky.
Key Highlights
- Three freestanding buildings totaling 5,800 square feet
- Shared parking area and common expenses support the multi‑building layout
- Hair salon and auto repair tenants have occupied the property for more than a decade
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
$66,868
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
4.46%
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%
$1,337,360
$1.3M
Cap Rate 7%
$955,257
$955.3K
Cap Rate 9%
$742,978
$743.0K
Market Conditions
NOI Build-Up for 5,800 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
$104.4K $18.00/SF
− Vacancy
−$8.9K −$1.53/SF
EGI
$95.5K $16.47/SF
− OpEx
−$28.7K −$4.94/SF
NOI
$66.9K $11.53/SF
Area
Louisville, KY
Vacancy
8.50%
Lease Rate
$18.00 /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%
$1,337,360
Cap Rate 7%
$955,257
Cap Rate 9%
$742,978
Alternative Uses
Best Use
Retail
$955.3K
$835.9K – $1.11M
NOI $66,868 @ 7.0% cap · market cap 4.46%
Second Best
Industrial
$495.9K
$433.9K – $578.6K
NOI $34,713 @ 7.0% cap · market cap 2.31%
Theoretical Best
Office A
$1.50M
$1.32M – $1.75M
NOI $105,235 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
559
Businesses Nearby
443k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 32%
Shops & Services 21%
Superstores 18%
Apparel 14%
Walmart
Superstores
79,013 visits/mo
0.2 miles
Kroger
Groceries
42,882 visits/mo
0.4 miles
McDonald's
Dining
31,850 visits/mo
0.1 miles
Ross Dress for Less
Apparel
31,306 visits/mo
0.2 miles
Marshalls
Apparel
31,027 visits/mo
0.2 miles
Demographics for 40272, KY
37,747
Population
15,469
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
90%
High-School Grad
33.3 sq mi
ZIP Area
1,134
Density / Sq Mi
$66,382
Median Household Income
$37,644
Median Earnings
$1,147
Median Rent
$169,700
Median Home Value
Market
Vacancy Rate% for Retail in Louisville, KY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Multi-building commercial property with established salon and automotive service occupancy.
Where is this shopping center located?
The property is located at 10303 Dixie Hwy Louisville, KY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Three freestanding buildings totaling 5,800 square feet; Shared parking area and common expenses support the multi‑building layout; Hair salon and auto repair tenants have occupied the property for more than a decade
