Comfort Inn Hotel For
For Sale
Contact for pricing
100 All Star Way, Nicholasville, KY 40356
Well-maintained 61-room hotel with modern amenities and recent renovations.
Property Size35,736 SF
Price / SF$111.93
Days on Market549
Property Features for 100 All Star Way
General Information
Standard status
Active
Size
35,736 SF
Total Parking Spaces
76
Property subtype
Hospitality
Zoning
B-2
Building Details
Year Built
2013
Year Renovated
2024
Buildings
1
Stories
3
Listing Agency:
SVN | Stone Commercial Real Estate
(859) 806-1591
Listed By:
Travis Rose · License #KY
Source:
Crexi
Added: Feb 19, 2025
Changed: Aug 8
Last Checked: Aug 21 at 8:42PM
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 SVN | Stone Commercial Real Estate
Investment Insights
Based on property information with market context.
This Comfort Inn Hotel in Nicholasville, Kentucky, is a hospitality property featuring 61 rooms. Constructed in 2013, the interior corridor property underwent a comprehensive renovation in 2024. Modern amenities include complimentary Wi-Fi, an upgraded fitness center, a complimentary breakfast, and a conference center. The property offers value-add potential to maximize operational revenue. The property size is 35,736 square feet.
Key Highlights
- Recently Renovated in 2024
- 61 Rooms
- Strong Brand Affiliation with Choice Hotels (Comfort Inn)
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
$183,326
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
4.58%
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%
$3,666,520
$3.7M
Cap Rate 7%
$2,618,943
$2.6M
Cap Rate 9%
$2,036,956
$2.0M
Market Conditions
NOI Build-Up for 35,736 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
$514.6K $14.40/SF
− Vacancy
−$128.6K −$3.60/SF
EGI
$385.9K $10.80/SF
− OpEx
−$202.6K −$5.67/SF
NOI
$183.3K $5.13/SF
Area
Jessamine County, KY
Vacancy
25.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$3,666,520
Cap Rate 7%
$2,618,943
Cap Rate 9%
$2,036,956
Alternative Uses
Best Use
Hotel Hospitality
$2.62M
$2.29M – $3.06M
NOI $183,326 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.06M
$7.92M – $10.57M
NOI $633,985 @ 7.0% cap · market cap 15.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Well-maintained 61-room hotel with modern amenities and recent renovations.
Where is this hotel located?
The property is located at 100 All Star Way Nicholasville, KY.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Recently Renovated in 2024; 61 Rooms; Strong Brand Affiliation with Choice Hotels (Comfort Inn)
