Prime Commercial Land on
For Sale
$2,200,000
1084 S Highway 27, Somerset, KY 42501
LAND - Somerset, KY
Property Size25,000 SF
Lot Size2.20 Acres
Price / SF$88
Days on Market400
Property Features for 1084 S Highway 27
General Information
Property type
Land
Property subtype
Other
Zoning description
Commercial
Subdivision
Rural
Directions
Located at light 10 on south highway 27.
Standard status
Active
APN
061-5-1-43
Size
25,000 SF
Lot size
2.20 Acres
Utilities
Utilities
Natural Gas Available
Listing Agency:
No Wake Real Estate
(606) 753-9253
Listed By:
Brandon Davis · License #271972
(606) 802-0123
Added: Jul 9, 2025
Changed: May 9
Last Checked: Aug 12 at 5:06PM
MLS# 25014938
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 2.2-acre commercial tract is strategically positioned on Highway 27, the most heavily traveled road in Somerset. It features a large 25,000+/- sq ft building with high visibility and accessibility. The property is surrounded by high-traffic anchors such as Walmart, Lowe's, major car dealerships, restaurants, and the regional hospital. Zoned for commercial use and equipped with sewer and natural gas, the site is suitable for entertainment, retail, medical, or distribution operations. The existing structure can be repurposed or removed to suit redevelopment needs. The property includes expansive parking and easy ingress/egress, with ample room for large truck circulation. Located in the heart of Somerset's commercial district, this property offers high traffic counts and surrounding synergy.
Key Highlights
- Prime location on Somerset's busiest highway (Highway 27) with exceptional visibility and access.
- Large 2.2‑acre commercial tract with a 25,000+\/- sq ft building.
- Surrounded by high‑traffic anchors including Walmart, Lowe's, car dealerships, restaurants, and the regional hospital.
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
$112,665
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
5.12%
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%
$2,253,300
$2.3M
Cap Rate 7%
$1,609,500
$1.6M
Cap Rate 9%
$1,251,833
$1.3M
Market Conditions
NOI Build-Up for 25,000 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
$174.0K $6.96/SF
− Vacancy
−$13.1K −$0.52/SF
EGI
$161.0K $6.44/SF
− OpEx
−$48.3K −$1.93/SF
NOI
$112.7K $4.51/SF
Area
Pulaski County, KY
Vacancy
7.50%
Lease Rate
$6.96 /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%
$2,253,300
Cap Rate 7%
$1,609,500
Cap Rate 9%
$1,251,833
Alternative Uses
Best Use
Retail
$4.07M
$3.56M – $4.75M
NOI $284,985 @ 7.0% cap · market cap 12.95%
Second Best
Office B
$3.16M
$2.76M – $3.69M
NOI $221,103 @ 7.0% cap · market cap 10.05%
Theoretical Best
Specialty Retail
$4.26M
$3.73M – $4.97M
NOI $298,139 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 42501, KY
18,047
Population
8,039
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
84%
High-School Grad
199.7 sq mi
ZIP Area
90
Density / Sq Mi
$49,449
Median Household Income
$38,121
Median Earnings
$808
Median Rent
$131,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - 2.2-acre commercial tract on Somerset's busiest highway.
Where is this commercial land located?
The property is located at 1084 S Highway 27 Somerset, KY.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Prime location on Somerset's busiest highway (Highway 27) with exceptional visibility and access.; Large 2.2‑acre commercial tract with a 25,000+\/- sq ft building.; Surrounded by high‑traffic anchors including Walmart, Lowe's, car dealerships, restaurants, and the regional hospital.
