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    165 Moore Drive, Lexington, KY 40503

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    For Lease
    $10 SF/Yr $2,975/Mo (calc)

    COMMERCIAL - Lexington, KY

    Type:Office
    Property size:
    3,570 SF
    Lot size:
    1.66 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    57
    Last Refresh:
    May 11 at 9:06 pm

    Property Features for 165 Moore Drive

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Standard status
    Active
    APN
    10476200
    Size
    3,570 SF
    Lot size
    1.66 Acres

    Building Details

    Year built
    1978
    Floors in Building
    1

    We can help!

    Listing Contact
    Lewis P Mclean

    Listing agent Lewis P Mclean

    Listing office Block + Lot Real Estate 133 W Short St, Lexington, KY

    Listing date Mar 16, 2026

    MLS# 26005113

    Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime South Lexington location near Nicholasville & New Circle Roads.
    • Flexible 3,570 SF space suitable for office or retail use.
    • Sublease available through May 2029 with potential extension.
    • Move‑in ready with option to utilize existing workstations and furniture.
    • Open showroom layout and 5 private offices/rooms.
    • Pylon signage and abundant on‑site paved parking.

    Overview

    This first-floor commercial unit, located just off the Nicholasville Road corridor at 165 Moore Drive, offers 3,570 square feet of flexible space suitable for either office or retail use. The suite is move-in ready, with the option for tenants to utilize existing workstations and furniture. The layout features multiple open working areas that could also function as a retail showroom, along with five private offices, a kitchenette/break room, copy area, and multiple private entrances. The space is available as a sublease through May 2029, with the potential to extend directly with the Landlord beyond the sublease term. The property is located on Moore Drive, minutes from Shillito Park. Nearby dining options include Bella Notte and Smashing Tomato, with major retail offerings available at Fayette Mall and The Summit at Fritz Farm. Easy access to Nicholasville Road and New Circle Road puts downtown Lexington, the University of Kentucky, Blue Grass Airport, and major regional employers and medical centers within a quick, convenient drive. The property benefits from pylon signage and abundant on-site paved parking. The lot size is 1.66 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Travel Authority Travel Agency Toyota Tourist Lexington Travel Agency Altour Travel Agency

    Suggested Use

    Law Firm Restaurant Real Estate Agency Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lexington
    County
    Fayette
    State
    Kentucky
    Longitude
    -84.522676
    Latitude
    38.000606

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    FAQs

    What type of property is this?
    Office units - Move-in ready 3,570 SF space suitable for office or retail.
    Where is this office units located?
    The property is located at 165 Moore Drive Lexington, KY.
    What is the lease rate?
    The lease rate is $10 SF/Yr.
    What are key features of this property?
    This property features: Prime South Lexington location near Nicholasville & New Circle Roads.; Flexible 3,570 SF space suitable for office or retail use.; Sublease available through May 2029 with potential extension.
    (859) 806-0161
    We can help!
    Listing Contact
    Lewis P Mclean
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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