Brick Retail
New
For Sale
$459,000
109 Ecton Road, Winchester, KY 40391
Commercial Sale, Winchester, KY
Property Size3,500 SF
Lot Size0.33 Acres
Price / SF$131.14
Days on Market5
Property Features for 109 Ecton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-3
Zoning description
Highway Business
Parking
14
Parking features
Open
Directions
From Winchester main street, turn onto Winn Avenue. Continue on Winn Avenue (it becomes HWY 15/Ironworks Road), turn left onto Ecton Road. The building is located at the intersection of HWY 15/Ironworks Road.
Subdivision
007 - Clark County
Standard status
Active
APN
065-0000-015-00
Size
3,500 SF
Lot size
0.33 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Electric, Central Air
Building Details
Year built
1973
Floors in Building
1
Building materials
Block, Brick, Concrete, Glass
Roof type
Flat, Metal
Listing Agency:
Coldwell Banker McMahan
(859) 744-1400
Listed By:
Kathy B Burton
(859) 749-1165
Added: Oct 1
Changed: Oct 2
Last Checked: Oct 5 at 7:06AM
MLS# 26027169
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 3,500-square-foot storefront sits on a 0.33-acre parcel and was built in 1973. The building’s materials include brick, block, concrete, and glass, with a metal flat roof. Interior features include a concrete floor. Heating is forced air with natural gas, and the property has central air conditioning. Public sewer is available.
At 109 Ecton Road in Winchester, the property is zoned B-3 and has approximately 14 open parking spaces. Cable service is available.
At 109 Ecton Road in Winchester, the property is zoned B-3 and has approximately 14 open parking spaces. Cable service is available.
Key Highlights
- 3,500‑square‑foot building on a 0.33‑acre parcel
- B‑3 zoning
- Approximately 14 open parking spaces
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
$33,304
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
7.26%
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%
$666,080
$666.1K
Cap Rate 7%
$475,771
$475.8K
Cap Rate 9%
$370,044
$370.0K
Market Conditions
NOI Build-Up for 3,500 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
$50.4K $14.40/SF
− Vacancy
−$2.8K −$0.81/SF
EGI
$47.6K $13.59/SF
− OpEx
−$14.3K −$4.08/SF
NOI
$33.3K $9.52/SF
Area
Clark County, KY
Vacancy
5.60%
Lease Rate
$14.40 /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%
$666,080
Cap Rate 7%
$475,771
Cap Rate 9%
$370,044
Alternative Uses
Best Use
Retail
$475.8K
$416.3K – $555.1K
NOI $33,304 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$887.0K
$776.2K – $1.03M
NOI $62,093 @ 7.0% cap · market cap 13.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
128
Businesses Nearby
Under-served
Demand for This Use
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
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Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - B-3 zoning and open parking support a range of commercial configurations.
Where is this storefront property located?
The property is located at 109 Ecton Road Winchester, KY.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: 3,500‑square‑foot building on a 0.33‑acre parcel; B‑3 zoning; Approximately 14 open parking spaces
