Adaptable Flex
For Sale
$475,000
18 Sugg St., Madisonville, KY 42431
Commercial Sale, Madisonville, KY
Property Size6,265 SF
Lot Size0.16 Acres
Price / SF$75.78
Days on Market229
Property Features for 18 Sugg St.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Directions
Main St. to Sugg St. - Property is on the left
Subdivision
1 - Madisonville
Standard status
Active
Size
6,268 SF
Lot size
0.16 Acres
Building Details
Year built
1953
Listing Agency:
HERITAGE HOMES REAL ESTATE
(270) 825-9090
Listed By:
Dean Sheets · License #205804
(270) 619-3117
Added: Jan 16
Changed: Aug 19
Last Checked: Sep 2 at 6:06PM
MLS# 118560
Copyright © 2026 Madisonville-Hopkins County Board 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 flex building offers an adaptable commercial layout with generous open areas, high ceilings, and dedicated spaces that can support offices, inventory, showroom functions, or customer-facing retail. The floor plan can accommodate a combination of operational and public-facing uses within the same property. Built in 1953, the building sits on a 0.16-acre parcel and carries C zoning.
The property is located at 18 Sugg St. in downtown Madisonville, within Hopkins County and ZIP code 42431. Its setting provides proximity to downtown shops, restaurants, and services, with access suitable for customers, employees, and deliveries.
The property is located at 18 Sugg St. in downtown Madisonville, within Hopkins County and ZIP code 42431. Its setting provides proximity to downtown shops, restaurants, and services, with access suitable for customers, employees, and deliveries.
Key Highlights
- Flexible layout with open areas and high ceilings
- Supports office, retail, warehouse, showroom, or mixed‑use operations
- 0.16‑acre parcel
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
$37,414
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
7.88%
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%
$748,280
$748.3K
Cap Rate 7%
$534,486
$534.5K
Cap Rate 9%
$415,711
$415.7K
Market Conditions
NOI Build-Up for 6,268 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
$62.4K $9.96/SF
− Vacancy
−$4.9K −$0.78/SF
EGI
$57.6K $9.18/SF
− OpEx
−$20.1K −$3.21/SF
NOI
$37.4K $5.97/SF
Area
Hopkins County, KY
Vacancy
7.80%
Lease Rate
$9.96 /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%
$748,280
Cap Rate 7%
$534,486
Cap Rate 9%
$415,711
Alternative Uses
Best Use
Retail
$984.1K
$861.1K – $1.15M
NOI $68,886 @ 7.0% cap · market cap 14.50%
Second Best
Flex RnD
$534.5K
$467.7K – $623.6K
NOI $37,414 @ 7.0% cap · market cap 7.88%
Theoretical Best
Office A
$1.06M
$925.2K – $1.23M
NOI $74,013 @ 7.0% cap · market cap 15.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
784
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 42431, KY
26,566
Population
12,569
Households
2.1
Avg Household Size
41
Median Age
20%
College-Educated
88%
High-School Grad
166.7 sq mi
ZIP Area
159
Density / Sq Mi
$57,529
Median Household Income
$37,671
Median Earnings
$858
Median Rent
$151,800
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 - Flexible commercial building with open areas, high ceilings, and space for office, retail, warehouse, or showroom uses.
Where is this flex space located?
The property is located at 18 Sugg St. Madisonville, KY.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Flexible layout with open areas and high ceilings; Supports office, retail, warehouse, showroom, or mixed‑use operations; 0.16‑acre parcel
