Two-Building Office
For Sale
Contact for pricing
12952 Frogtown Connector Rd, Walton, KY 41094
Two well-maintained office buildings offer flexible commercial space within a C-3-zoned property.
Property Size4,397 SF
Price / SF$204.46
Days on Market416
Property Features for 12952 Frogtown Connector Rd
General Information
Standard status
Active
Size
4,397 SF
Property subtype
Office
Zoning
C-3
Building Details
Year Built
2006
Buildings
2
Listing Agency:
KW Commercial
Listed By:
T.J. Schutte Jr · License #KY 222254
Source:
Crexi
Added: Jul 11, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:41PM
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 KW Commercial
Investment Insights
Based on property information with market context.
This office property includes two well-maintained buildings with distinct configurations. The ranch-style building contains 1,821 square feet, while the two-story building provides 2,576 square feet. Constructed in 2006, the property is designated C-3, supporting a range of commercial applications as permitted by the zoning classification.
Located at 12952 Frogtown Connector Rd in Walton, Kentucky, the property offers access to major transportation routes and neighboring commercial centers. The two-building layout provides a practical basis for office occupancy, administrative functions, or other compatible commercial uses.
Located at 12952 Frogtown Connector Rd in Walton, Kentucky, the property offers access to major transportation routes and neighboring commercial centers. The two-building layout provides a practical basis for office occupancy, administrative functions, or other compatible commercial uses.
Key Highlights
- Two office buildings on one property
- Ranch building: 1,821 sq ft
- Two‑story building: 2,576 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
$55,560
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
6.18%
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%
$1,111,200
$1.1M
Cap Rate 7%
$793,714
$793.7K
Cap Rate 9%
$617,333
$617.3K
Market Conditions
NOI Build-Up for 4,397 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
$95.0K $21.60/SF
− Vacancy
−$20.9K −$4.75/SF
EGI
$74.1K $16.85/SF
− OpEx
−$18.5K −$4.21/SF
NOI
$55.6K $12.64/SF
Area
Boone County, KY
Vacancy
22.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,111,200
Cap Rate 7%
$793,714
Cap Rate 9%
$617,333
Alternative Uses
Best Use
Office B
$793.7K
$694.5K – $926.0K
NOI $55,560 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,845 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
172
Businesses Nearby
Explore this area
Business Placement
Demographics for 41094, KY
14,480
Population
5,204
Households
2.8
Avg Household Size
35
Median Age
31%
College-Educated
93%
High-School Grad
42.1 sq mi
ZIP Area
344
Density / Sq Mi
$91,678
Median Household Income
$46,691
Median Earnings
$1,133
Median Rent
$264,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two well-maintained office buildings offer flexible commercial space within a C-3-zoned property.
Where is this office building located?
The property is located at 12952 Frogtown Connector Rd Walton, KY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two office buildings on one property; Ranch building: 1,821 sq ft; Two‑story building: 2,576 sq ft
