Flexible Mixed-Use Commercial
For Sale
$450,000
1320 Fulton Rd, Winchester, KY 40391
Adaptable commercial space with roadway access for business, operational, or investment use.
Property Size2,530 SF
Price / SF$177.87
Days on Market26
Property Features for 1320 Fulton Rd
General Information
Standard status
Active
Size
2,530 SF
Property subtype
Commercial
Building Details
Year Built
1983
Listing Agency:
KY Realty Co
(606) 793-4395
Listed By:
Holly Spradlin · License #207752
Source:
Centralkyhomefinder
Added: Aug 5
Changed: Aug 30
Last Checked: Aug 25 at 6:38AM
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 KY Realty Co
Investment Insights
Based on property information with market context.
This 2,530-square-foot mixed-use commercial building at 1320 Fulton Road provides adaptable space for a range of business applications. The property is suited to companies seeking a physical location, organizations expanding their operations, or investors evaluating a commercial asset.
Located in Winchester, Kentucky, the building offers access to major roadways and surrounding communities. Its flexible layout and commercial format support consideration for varied business uses, subject to applicable requirements.
Located in Winchester, Kentucky, the building offers access to major roadways and surrounding communities. Its flexible layout and commercial format support consideration for varied business uses, subject to applicable requirements.
Key Highlights
- 2,530‑square‑foot mixed‑use commercial building
- 1320 Fulton Road, Winchester, KY 40391
- Access to major roadways and surrounding communities
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
$35,576
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
7.91%
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%
$711,520
$711.5K
Cap Rate 7%
$508,229
$508.2K
Cap Rate 9%
$395,289
$395.3K
Market Conditions
NOI Build-Up for 2,530 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
$54.6K $21.60/SF
− Vacancy
−$7.2K −$2.85/SF
EGI
$47.4K $18.75/SF
− OpEx
−$11.9K −$4.69/SF
NOI
$35.6K $14.06/SF
Area
Clark County, KY
Vacancy
13.20%
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%
$711,520
Cap Rate 7%
$508,229
Cap Rate 9%
$395,289
Alternative Uses
Best Use
Office B
$508.2K
$444.7K – $592.9K
NOI $35,576 @ 7.0% cap · market cap 7.91%
Second Best
Mixed Use
$349.1K
$305.5K – $407.3K
NOI $24,440 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$641.2K
$561.1K – $748.1K
NOI $44,884 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
568
Businesses Nearby
Explore this area
Business Placement
Demographics for 40391, KY
36,461
Population
16,125
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
90%
High-School Grad
237.3 sq mi
ZIP Area
154
Density / Sq Mi
$67,910
Median Household Income
$40,323
Median Earnings
$884
Median Rent
$197,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Adaptable commercial space with roadway access for business, operational, or investment use.
Where is this mixed-use property located?
The property is located at 1320 Fulton Rd Winchester, KY.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,530‑square‑foot mixed‑use commercial building; 1320 Fulton Road, Winchester, KY 40391; Access to major roadways and surrounding communities
