New-Construction Duplex with
For Sale
$580,000
158 Shirley Boulevard, Vine Grove, KY 40175
Residential/Farm, Duplex, Ranch, Vine Grove, KY
Property Size3,200 SF
Price / SF$181.25
Days on Market51
Property Features for 158 Shirley Boulevard
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 6, Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 4, Bathroom 2
Patio and Porch features
Porch
Interior features
Ceiling Fan(s), Walk-in Closet(s)
Exterior features
Covered Front Porch
Appliances
Smoke Detector(s)
Subdivision
Vineland Park
Lot features
Sidewalks
Directions
From US-31 W turn onto KY-313 N, towards Vine Grove. Turn left onto Highland Ave, turn right onto Shirley Blvd.
Standard status
Active
Size
3,200 SF
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Flooring type
Laminate
Roof type
Shingle
Architectural style
Ranch, Other
Listing Agency:
Keller Williams Collective · Keller Williams Realty
(502) 554-9500
Listed By:
Lisa Smith · License #220813
(502) 475-1722
Added: Aug 7
Changed: Sep 17
Last Checked: Sep 26 at 4:06PM
MLS# HK2603304
Copyright © 2026 Heart of Kentucky Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction duplex contains approximately 3,200 square feet with two mirrored ranch-style residences. Each side includes three bedrooms, two bathrooms, a two-car attached garage, and a private primary suite with a walk-in closet and en-suite bath. Large, separate driveways serve the units, while rear attached storage adds practical utility. Side patios and covered front porches provide outdoor areas for each residence.
Interior finishes include granite countertops, tile backsplashes, stainless steel appliances, laminate flooring, ceiling fans, forced-air heating, and central air conditioning. The property is connected to public water and is planned for completion in 2026, with shingle roofing and a residential duplex configuration.
Interior finishes include granite countertops, tile backsplashes, stainless steel appliances, laminate flooring, ceiling fans, forced-air heating, and central air conditioning. The property is connected to public water and is planned for completion in 2026, with shingle roofing and a residential duplex configuration.
Key Highlights
- Two mirrored units, each with 3 bedrooms and 2 bathrooms
- Each residence includes a 2‑car attached garage
- Approximately 3,200 square feet in total
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
$27,579
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
4.76%
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%
$551,580
$551.6K
Cap Rate 7%
$393,986
$394.0K
Cap Rate 9%
$306,433
$306.4K
Market Conditions
NOI Build-Up for 3,200 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
$41.5K $12.96/SF
− Vacancy
−$2.1K −$0.65/SF
EGI
$39.4K $12.31/SF
− OpEx
−$11.8K −$3.69/SF
NOI
$27.6K $8.62/SF
Area
Hardin County, KY
Vacancy
5.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
30.00%
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%
$551,580
Cap Rate 7%
$393,986
Cap Rate 9%
$306,433
Alternative Uses
Best Use
Multifamily LT 5
$394.0K
$344.7K – $459.7K
NOI $27,579 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$365.9K
$320.2K – $426.9K
NOI $25,615 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$579.3K
$506.9K – $675.8K
NOI $40,550 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Explore this area
Business Placement
Demographics for 40175, KY
15,338
Population
6,630
Households
2.3
Avg Household Size
39
Median Age
27%
College-Educated
95%
High-School Grad
80.7 sq mi
ZIP Area
190
Density / Sq Mi
$75,156
Median Household Income
$40,292
Median Earnings
$1,258
Median Rent
$205,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two mirrored ranch residences feature private patios, attached storage, and granite-finished kitchens.
Where is this duplex located?
The property is located at 158 Shirley Boulevard Vine Grove, KY.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Two mirrored units, each with 3 bedrooms and 2 bathrooms; Each residence includes a 2‑car attached garage; Approximately 3,200 square feet in total
