C-1 Commercial Land with
For Sale
$650,000
14136 Dixie Hwy, Louisville, KY 40272
Five-lot commercial land assemblage along Dixie Hwy near planned retail and industrial development.
Property Size3,478 SF
Price / SF$186.89
Days on Market347
Property Features for 14136 Dixie Hwy
General Information
Standard status
Active
Size
3,478 SF
Property subtype
Retail
Amenities
Power
Water
Sewer
Natural Gas
Drive-Thru
Vacant
Building Details
Year Built
1990
Listing Agency:
Genesis Realty LLC
(502) 468-7553
Listed By:
Heather Allen · License #203656
(502) 468-7553
Source:
Kcrea.resimplifi
Added: Sep 18, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:19AM
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 Genesis Realty LLC
Investment Insights
Based on property information with market context.
This C-1 commercial land offering includes five lots totaling 1.1248 acres, with 325 feet of frontage along Dixie Hwy. The property is offered as a single conveyance and provides a substantial land position for commercial development under its stated zoning designation.
The site is near a future WaWa location and across from expanding commercial activity that includes PACCAR, RaceTrac, McDonald’s, and a planned 160-acre warehouse development. The surrounding area is also identified as having limited dine-in restaurant and motel/hotel options, adding relevant context for evaluating potential commercial uses.
The site is near a future WaWa location and across from expanding commercial activity that includes PACCAR, RaceTrac, McDonald’s, and a planned 160-acre warehouse development. The surrounding area is also identified as having limited dine-in restaurant and motel/hotel options, adding relevant context for evaluating potential commercial uses.
Key Highlights
- 1.1248‑acre commercial land offering
- 325 feet of road frontage on Dixie Hwy
- C‑1 zoning
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
$48,877
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
7.52%
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%
$977,540
$977.5K
Cap Rate 7%
$698,243
$698.2K
Cap Rate 9%
$543,078
$543.1K
Market Conditions
NOI Build-Up for 3,478 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
$69.7K $20.04/SF
− Vacancy
−$4.5K −$1.30/SF
EGI
$65.2K $18.74/SF
− OpEx
−$16.3K −$4.68/SF
NOI
$48.9K $14.05/SF
Area
Louisville, KY
Vacancy
6.50%
Lease Rate
$20.04 /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%
$977,540
Cap Rate 7%
$698,243
Cap Rate 9%
$543,078
Alternative Uses
Best Use
Specialty Retail
$698.2K
$611.0K – $814.6K
NOI $48,877 @ 7.0% cap · market cap 7.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$901.5K
$788.8K – $1.05M
NOI $63,105 @ 7.0% cap · market cap 9.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
7k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,953 visits/mo
0.4 miles
Demographics for 40272, KY
37,747
Population
15,469
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
90%
High-School Grad
33.3 sq mi
ZIP Area
1,134
Density / Sq Mi
$66,382
Median Household Income
$37,644
Median Earnings
$1,147
Median Rent
$169,700
Median Home Value
Market
Vacancy Rate% for Retail in Louisville, KY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Five-lot commercial land assemblage along Dixie Hwy near planned retail and industrial development.
Where is this commercial land located?
The property is located at 14136 Dixie Hwy Louisville, KY.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1.1248‑acre commercial land offering; 325 feet of road frontage on Dixie Hwy; C‑1 zoning
