Freestanding Flex Building with Drive-In
For Sale
$950,000
8218 US Highway 42, Florence, KY 41042
Showroom-oriented property with office, storage, and dual curb-cut access.
Property Size8,250 SF
Days on Market37
Property Features for 8218 US Highway 42
General Information
Standard status
Active
Size
8,250 SF
Property subtype
Other
Site & Location
Traffic Count
58,260 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Drive-In Doors
7
Building Details
Building Size
8,250 SF
Buildings
1
Listing Agency:
Coldwell Banker Heritage
(937) 504-6375
Listed By:
Patrick Williams
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 30
Last Checked: Aug 31 at 1:36PM
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 Coldwell Banker Heritage
Investment Insights
Based on property information with market context.
This freestanding flex property combines a showroom with one office, two restrooms, storage areas, and seven drive-in doors. The configuration supports owner-user or investment applications, with the real estate conveyed in fee simple. Automotive repair use similar to Midas is restricted; additional details are available through the listing representative.
The property fronts the intersection of US 42 and Mall Road in Florence, Kentucky, with signage exposure and separate curb-cut access. The surrounding corridor carries up to approximately 58,260 vehicles per day near the site, and the US 42/Mall Road intersection is located one-half mile from the I-75/I-71 interchange.
The property fronts the intersection of US 42 and Mall Road in Florence, Kentucky, with signage exposure and separate curb-cut access. The surrounding corridor carries up to approximately 58,260 vehicles per day near the site, and the US 42/Mall Road intersection is located one-half mile from the I-75/I-71 interchange.
Key Highlights
- Seven drive‑in doors serving a freestanding flex building
- Showroom, one office, two restrooms, and storage areas
- Fee‑simple ownership of the building and underlying real estate
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
$70,772
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
7.45%
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%
$1,415,440
$1.4M
Cap Rate 7%
$1,011,029
$1.0M
Cap Rate 9%
$786,356
$786.4K
Market Conditions
NOI Build-Up for 8,250 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
$115.8K $14.04/SF
− Vacancy
−$6.9K −$0.84/SF
EGI
$108.9K $13.20/SF
− OpEx
−$38.1K −$4.62/SF
NOI
$70.8K $8.58/SF
Area
Boone County, KY
Vacancy
6.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
35.00%
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%
$1,415,440
Cap Rate 7%
$1,011,029
Cap Rate 9%
$786,356
Alternative Uses
Best Use
Retail
$1.42M
$1.24M – $1.66M
NOI $99,584 @ 7.0% cap · market cap 10.48%
Second Best
Flex RnD
$1.01M
$884.7K – $1.18M
NOI $70,772 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $159,192 @ 7.0% cap · market cap 16.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Drive-in doors
58,260 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 41042, KY
54,183
Population
23,640
Households
2.3
Avg Household Size
38
Median Age
28%
College-Educated
92%
High-School Grad
22.1 sq mi
ZIP Area
2,452
Density / Sq Mi
$75,582
Median Household Income
$43,501
Median Earnings
$1,240
Median Rent
$210,500
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?
Flex space - Showroom-oriented property with office, storage, and dual curb-cut access.
Where is this flex space located?
The property is located at 8218 US Highway 42 Florence, KY.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Seven drive‑in doors serving a freestanding flex building; Showroom, one office, two restrooms, and storage areas; Fee‑simple ownership of the building and underlying real estate
