Nicholasville Duplex with Walkout
For Sale
$329,000
112 A-B Meadowlark, Nicholasville, KY 40356
MULTI_FAMILY - Nicholasville, KY
Property Size2,135 SF
Lot Size0.51 Acres
Price / SF$154.10
Days on Market170
Property Features for 112 A-B Meadowlark
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
R2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4, Laundry Room, Bedroom 1
Parking
4
Subdivision
Moss Heights
Elementary school
Brookside
Middle school
East Jessamine Middle School
High school
East Jess HS
Elementary school district
Jessamine County - 9
Middle school district
Jessamine County - 9
High school district
Jessamine County - 9
Directions
169 To Meadowlark Lane duplex on right on corner
Standard status
Active
APN
058-10-09-008.00
Size
2,135 SF
Lot size
0.51 Acres
Utilities
Utilities
Cable Available
Heating system
Ceiling
Cooling system
Window Unit(s)
Building Details
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
RE/MAX Creative Realty · RE/MAX International
(859) 422-2000
Listed By:
Maggie C Taylor · License #5e3678
(859) 396-2179
Added: Mar 13
Changed: Jul 17
Last Checked: Aug 29 at 7:06PM
MLS# 26004905
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 custom-built duplex in Nicholasville, Kentucky, features a brick exterior and a walkout basement. Each of the two units includes a one-plus car oversized garage. Each unit features two bedrooms and one bathroom. The living rooms have private front entries and views of the front yard. The eat-in kitchens are equipped with a range, refrigerator, and pantry. A washer and dryer closet includes additional shelving for storage. The unfinished walkout basement offers storage space or the potential for additional finished square footage. The oversized one-car garages could potentially hold more than one car. The property, situated on a 0.514-acre lot, offers an opportunity for a family seeking separate living spaces with direct access to one another. The property has a dimensional shingled roof and a total size of 2135 square feet.
Key Highlights
- Custom‑built duplex with brick exterior and an unfinished walk‑out basement for storage or future living space
- Each unit offers 1+ car oversized garage plus private front entry access from the living room
- Two bedrooms and one bathroom on each side, for a total 4 bedrooms and 2 bathrooms
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
$18,215
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
5.54%
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%
$364,300
$364.3K
Cap Rate 7%
$260,214
$260.2K
Cap Rate 9%
$202,389
$202.4K
Market Conditions
NOI Build-Up for 2,135 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
$27.2K $12.72/SF
− Vacancy
−$1.1K −$0.53/SF
EGI
$26.0K $12.19/SF
− OpEx
−$7.8K −$3.66/SF
NOI
$18.2K $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%
$364,300
Cap Rate 7%
$260,214
Cap Rate 9%
$202,389
Alternative Uses
Best Use
Multifamily LT 5
$260.2K
$227.7K – $303.6K
NOI $18,215 @ 7.0% cap · market cap 5.54%
Second Best
Apartment 5plus
$232.9K
$203.8K – $271.7K
NOI $16,300 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$541.1K
$473.5K – $631.3K
NOI $37,877 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
630
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 - Custom-built duplex featuring oversized garages and walkout basement.
Where is this duplex located?
The property is located at 112 A-B Meadowlark Nicholasville, KY.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Custom‑built duplex with brick exterior and an unfinished walk‑out basement for storage or future living space; Each unit offers 1+ car oversized garage plus private front entry access from the living room; Two bedrooms and one bathroom on each side, for a total 4 bedrooms and 2 bathrooms
