Flex Warehouse with Overhead
For Sale
Contact for pricing
1431 Bosley Rd, Owensboro, KY 42301
Two buildings totaling 6,640 SF include storefront, offices, and warehouse areas with multiple overhead doors.
Property Size6,640 SF
Lot Size0.75 Acres
Price / SF$112.94
Days on Market82
Property Features for 1431 Bosley Rd
General Information
Standard status
Active
Size
6,640 SF
Lot size
0.75 Acres
Property subtype
Mixed Use
Zoning
B4-I1 (General Business and Light Industrial)
Building Details
Year Built
2002
Buildings
2
Stories
1
Listing Agency:
eXp Realty in Kentucky
Listed By:
Matthew Schell · License #212403
(270) 302-8384
Source:
Crexi
Added: Jun 18
Changed: Aug 14
Last Checked: Sep 4 at 9:06AM
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 eXp Realty in Kentucky
Investment Insights
Based on property information with market context.
This versatile property includes two buildings totaling 6,640 square feet on approximately 0.75 acres. The main building offers storefront space, offices, warehouse area, restrooms, and two 10' x 10' overhead doors. The secondary building is a 2,800-square-foot warehouse with additional restroom facilities and two 12' wide x 10' high overhead doors, supporting operations that require storage, inventory, equipment, or fleet access.
The buildings sit on corner parcels with frontage on two sides in a highly visible, high-traffic setting. The site is described as having ample parking and excellent accessibility.
Zoning is listed as B-4 General Business and I-1 Light Industrial. The property features four overhead doors total, along with a flexible combination of retail, office, and warehouse space for a range of commercial applications.
The buildings sit on corner parcels with frontage on two sides in a highly visible, high-traffic setting. The site is described as having ample parking and excellent accessibility.
Zoning is listed as B-4 General Business and I-1 Light Industrial. The property features four overhead doors total, along with a flexible combination of retail, office, and warehouse space for a range of commercial applications.
Key Highlights
- Two‑building commercial property totaling 6,640 SF on approx. 0.75 acres
- Main building: 3,840 SF with storefront, offices, warehouse area, restrooms, and two 10' x 10' overhead doors
- Secondary building: 2,800 SF warehouse with additional restrooms and two 12' wide x 10' high overhead doors
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
$37,397
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
4.99%
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%
$747,940
$747.9K
Cap Rate 7%
$534,243
$534.2K
Cap Rate 9%
$415,522
$415.5K
Market Conditions
NOI Build-Up for 6,640 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
$46.2K $6.96/SF
− Vacancy
−$2.2K −$0.33/SF
EGI
$44.0K $6.63/SF
− OpEx
−$6.6K −$0.99/SF
NOI
$37.4K $5.63/SF
Area
Daviess County, KY
Vacancy
4.80%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
15.00%
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%
$747,940
Cap Rate 7%
$534,243
Cap Rate 9%
$415,522
Alternative Uses
Best Use
Flex RnD
$1.15M
$1.01M – $1.34M
NOI $80,438 @ 7.0% cap · market cap 10.73%
Second Best
Warehouse
$534.2K
$467.5K – $623.3K
NOI $37,397 @ 7.0% cap · market cap 4.99%
Theoretical Best
Specialty Retail
$1.19M
$1.04M – $1.39M
NOI $83,235 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
299
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 42301, KY
44,883
Population
19,833
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
91%
High-School Grad
173.0 sq mi
ZIP Area
259
Density / Sq Mi
$62,010
Median Household Income
$37,305
Median Earnings
$883
Median Rent
$180,600
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 - Two buildings totaling 6,640 SF include storefront, offices, and warehouse areas with multiple overhead doors.
Where is this flex space located?
The property is located at 1431 Bosley Rd Owensboro, KY.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Two‑building commercial property totaling 6,640 SF on approx. 0.75 acres; Main building: 3,840 SF with storefront, offices, warehouse area, restrooms, and two 10' x 10' overhead doors; Secondary building: 2,800 SF warehouse with additional restrooms and two 12' wide x 10' high overhead doors
