Mixed-Use Portfolio with US 27
New
For Sale
$4,700,000
2044 Lexington Road, Nicholasville, KY 40356
Occupied commercial buildings are accompanied by vacant, buildable land parcels for additional development.
Property Size39,800 SF
Lot Size9.88 Acres
Price / SF$118.09
Days on Market2
Property Features for 2044 Lexington Road
General Information
Standard status
Active
Size
39,800 SF
Lot size
9.88 Acres
Property subtype
Retail
Zoning
B-1
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Asking Price
$4,700,000
Clear Height
16 ft
Amenities
Grade-Level Overhead Doors
Building Details
Buildings
5
Tenancy
Multi
Listed By:
Travis Rose, MBA
(859) 806-1591
Source:
Svnstone
Added: Sep 9
Last Checked: Sep 9 at 4:15PM
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 Travis Rose, MBA
Investment Insights
Based on property information with market context.
This mixed-use portfolio brings together five commercial buildings totaling approximately 39,800 square feet across eight parcels. The improvements accommodate office, retail, warehouse, and service functions, with clear heights ranging from 12' to 16' and grade-level overhead doors. The property is fully occupied and includes dedicated building systems.
The portfolio encompasses approximately 9.88 acres at 2044–2050 Lexington Road and 200–233 Two Oaks Drive in Nicholasville, Jessamine County, Kentucky. It includes frontage along US 27, three vacant buildable parcels, and zoning designated B-1. The combination of existing occupied improvements and additional land creates a varied commercial real estate offering.
The portfolio encompasses approximately 9.88 acres at 2044–2050 Lexington Road and 200–233 Two Oaks Drive in Nicholasville, Jessamine County, Kentucky. It includes frontage along US 27, three vacant buildable parcels, and zoning designated B-1. The combination of existing occupied improvements and additional land creates a varied commercial real estate offering.
Key Highlights
- Approximately 9.88 acres across 8 parcels
- Five buildings totaling approximately 39,800 SF
- Fully occupied commercial portfolio
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
$384,468
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
8.18%
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%
$7,689,360
$7.7M
Cap Rate 7%
$5,492,400
$5.5M
Cap Rate 9%
$4,271,867
$4.3M
Market Conditions
NOI Build-Up for 39,800 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
$668.6K $16.80/SF
− Vacancy
−$53.5K −$1.34/SF
EGI
$615.1K $15.46/SF
− OpEx
−$230.7K −$5.80/SF
NOI
$384.5K $9.66/SF
Area
Jessamine County, KY
Vacancy
8.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
37.50%
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%
$7,689,360
Cap Rate 7%
$5,492,400
Cap Rate 9%
$4,271,867
Alternative Uses
Best Use
Mixed Use
$5.49M
$4.81M – $6.41M
NOI $384,468 @ 7.0% cap · market cap 8.18%
Second Best
Retail
$5.41M
$4.73M – $6.31M
NOI $378,718 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$10.09M
$8.83M – $11.77M
NOI $706,084 @ 7.0% cap · market cap 15.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 40356, KY
44,381
Population
17,934
Households
2.5
Avg Household Size
39
Median Age
31%
College-Educated
90%
High-School Grad
139.5 sq mi
ZIP Area
318
Density / Sq Mi
$75,264
Median Household Income
$41,427
Median Earnings
$1,020
Median Rent
$246,300
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?
Mixed-use property - Occupied commercial buildings are accompanied by vacant, buildable land parcels for additional development.
Where is this mixed-use property located?
The property is located at 2044 Lexington Road Nicholasville, KY.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: Approximately 9.88 acres across 8 parcels; Five buildings totaling approximately 39,800 SF; Fully occupied commercial portfolio
