Freestanding Warehouse/Manufacturing Facility For
For Sale
$2,221,450
2800 Warehouse Road, Owensboro, KY 42301
31,732 SF warehouse/manufacturing facility with office and shop space.
Property Size31,732 SF
Price / SF$70.01
Days on Market170
Property Features for 2800 Warehouse Road
General Information
Standard status
Active
Size
31,732 SF
Property subtype
Industrial
Building Details
Building Size
31,732 SF
Year Built
1978
Listing Agency:
Barron Commercial Group
(270) 313-2444
Listed By:
Bo Barron, CCIM · License #KY #207674
(270) 313-2444
Source:
Barroncommercial
Added: Mar 5
Changed: Aug 13
Last Checked: Aug 22 at 4:50AM
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 Barron Commercial Group
Investment Insights
Based on property information with market context.
This freestanding warehouse/manufacturing facility, previously an FDA-approved probiotic manufacturing site, features a robust pre-cast concrete structure. The facility offers 2,424 SF of office space, 4,296 SF of shop space, and 22,080 SF of warehouse space. It includes 20' ceiling heights and 40' column spacing, providing ample space for various operations. The property is equipped with a sprinkler system, an indoor and in-ground dock, plus two 16' grade-level doors leading to indoor bays. Additionally, there's 2,935 SF of mezzanine space above the office/shop area. The property has ample parking space for employees and visitors and a versatile layout for production and distribution. The modernized office space is suitable for administrative operations. The property is secure and well-maintained, with convenient access to major transportation routes and high visibility for business operations. The property is located in the Owensboro Riverport Industrial Area, two minutes from Ohio River access and five minutes from the Owensboro By-Pass, providing connections to I-165 and the Audubon Parkway. The Greater Owensboro region is within 600 miles of two-thirds of the U.S. population and 67 miles from the country's median center. The property has versatile industrial zoning for various applications.
Key Highlights
- Freestanding 31,732 SF warehouse/manufacturing facility with versatile industrial zoning.
- Strategic location in Owensboro Riverport Industrial Area, near Ohio River access and major transportation routes (I‑165, Audubon Parkway).
- Equipped with an indoor/in‑ground dock and two 16' grade‑level doors for efficient loading and unloading.
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
$178,716
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
8.05%
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%
$3,574,320
$3.6M
Cap Rate 7%
$2,553,086
$2.6M
Cap Rate 9%
$1,985,733
$2.0M
Market Conditions
NOI Build-Up for 31,732 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
$220.9K $6.96/SF
− Vacancy
−$10.6K −$0.33/SF
EGI
$210.3K $6.63/SF
− OpEx
−$31.5K −$0.99/SF
NOI
$178.7K $5.63/SF
Area
Daviess County, KY
Vacancy
4.80%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
15.00%
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%
$3,574,320
Cap Rate 7%
$2,553,086
Cap Rate 9%
$1,985,733
Alternative Uses
Best Use
Warehouse
$2.55M
$2.23M – $2.98M
NOI $178,716 @ 7.0% cap · market cap 8.05%
Second Best
Industrial
$1.99M
$1.74M – $2.32M
NOI $138,979 @ 7.0% cap · market cap 6.26%
Theoretical Best
Specialty Retail
$5.68M
$4.97M – $6.63M
NOI $397,773 @ 7.0% cap · market cap 17.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Explore this area
Business Placement
Demographics for 42301, KY
44,883
Population
19,833
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
91%
High-School Grad
173.0 sq mi
ZIP Area
259
Density / Sq Mi
$62,010
Median Household Income
$37,305
Median Earnings
$883
Median Rent
$180,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 31,732 SF warehouse/manufacturing facility with office and shop space.
Where is this manufacturing property located?
The property is located at 2800 Warehouse Road Owensboro, KY.
What is the asking price?
The asking price for this property is $2,221,450.
What are key features of this property?
This property features: Freestanding 31,732 SF warehouse/manufacturing facility with versatile industrial zoning.; Strategic location in Owensboro Riverport Industrial Area, near Ohio River access and major transportation routes (I‑165, Audubon Parkway).; Equipped with an **indoor/in‑ground dock** and **two 16' grade‑level doors** for efficient loading and unloading.
