Commercial Storefront in Brandenburg,
For Sale
$499,000
716 High St, Brandenburg, KY 40108
Commercial property ideal for sales and services business in Brandenburg.
Property Size5,640 SF
Lot Size0.46 Acres
Price / SF$88.48
Days on Market617
Property Features for 716 High St
General Information
Standard status
Active
Size
5,640 SF
Lot size
0.46 Acres
Listing Agency:
KENNY SMITH REALTY LLC
(270) 401-1892
Listed By:
Brenda Pirtle · License #277309
(270) 401-1892
Source:
Exprealty
Added: Dec 3, 2024
Changed: Aug 8
Last Checked: Aug 8 at 6:03AM
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 KENNY SMITH REALTY LLC
Investment Insights
Based on property information with market context.
This commercial storefront property is available for sale or lease in Brandenburg, Kentucky. Situated on 0.47 acres, the 5,640 square foot building features a free span design. It is equipped with three-phase electric power, generator-ready capability, and an air compressor. The building includes two restrooms and front office space. The rear of the building is currently configured as a mechanic's space, featuring large overhead doors suitable for working on cars or large equipment. This divider can be easily removed to suit the needs of the buyer or renter. Two Conex buildings are attached to the property, providing additional storage space with large overhead doors. Additional outside storage is available at the back of the property. There are more than 15 parking spaces available. Located less than a mile from the Ohio River boat docks and a few miles from the Corydon, Indiana bridge, the property is positioned as an ideal location for a boating or ATV sales and services business. Lease to own with owner financing is also an option.
Key Highlights
- Prime commercial location in Brandenburg, KY, ideal for boating/ATV sales and service due to proximity to Ohio River boat docks.
- Large 5,640 sq ft free span building with flexible layout; mechanic's space can be easily removed.
- Lease‑to‑own option with owner financing available at $11.00/sq ft.
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
$38,619
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
7.74%
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%
$772,380
$772.4K
Cap Rate 7%
$551,700
$551.7K
Cap Rate 9%
$429,100
$429.1K
Market Conditions
NOI Build-Up for 5,640 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
$57.5K $10.20/SF
− Vacancy
−$2.4K −$0.42/SF
EGI
$55.2K $9.78/SF
− OpEx
−$16.6K −$2.93/SF
NOI
$38.6K $6.85/SF
Area
Meade County, KY
Vacancy
4.10%
Lease Rate
$10.20 /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%
$772,380
Cap Rate 7%
$551,700
Cap Rate 9%
$429,100
Alternative Uses
Best Use
Retail
$805.1K
$704.4K – $939.2K
NOI $56,354 @ 7.0% cap · market cap 11.29%
Second Best
Industrial
$551.7K
$482.7K – $643.7K
NOI $38,619 @ 7.0% cap · market cap 7.74%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,230 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 40108, KY
12,601
Population
5,311
Households
2.4
Avg Household Size
41
Median Age
17%
College-Educated
91%
High-School Grad
69.0 sq mi
ZIP Area
183
Density / Sq Mi
$71,480
Median Household Income
$45,238
Median Earnings
$836
Median Rent
$216,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Big O Tires — 333 Broadway St, Brandenburg, KY 40108
- J & N Services Inc — 364 Broadway St, Brandenburg, KY 40108
Frequently Asked Questions
What type of property is this?
Auto shop - Commercial property ideal for sales and services business in Brandenburg.
Where is this auto shop located?
The property is located at 716 High St Brandenburg, KY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Prime commercial location in Brandenburg, KY, ideal for boating/ATV sales and service due to proximity to Ohio River boat docks.; Large 5,640 sq ft free span building with flexible layout; mechanic's space can be easily removed.; Lease‑to‑own option with owner financing available at $11.00/sq ft.
