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    Retail Investment Opportunity, Owensboro, KY Title is generated by Realmo AI

    2101 W Parrish Ave., Owensboro, KY 42301

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    Claim this Listing
    Pending
    $499,900

    SINGLE_FAMILY - Owensboro, KY

    Type:Retail
    Property size:
    3,028 SF
    Lot size:
    0.27 Acres
    Added:
    Apr 13, 2026
    Days on Market:
    46
    Last Refresh:
    May 28 at 4:06 pm

    Property Features for 2101 W Parrish Ave.

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Standard status
    Pending
    Size
    3,028 SF
    Lot size
    0.27 Acres

    Utilities

    Heating system
    Natural Gas

    Building Details

    Year built
    1997
    Building materials
    Block

    We can help!

    Listing Contact
    Matthew Schell
    Matthew Schell

    Listing agent Matthew Schell License #212403

    Listing office eXp Realty, LLC 2303 Hurstbourne Village Dr Ste 300, Prospect, KY

    Listing date Apr 13, 2026

    MLS# 94592

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

    HighLights

    • Turnkey investment with tenant in place through September 2028, providing immediate and stable cash flow.
    • Delivering a 7.4% cap rate.
    • Located in a high‑visibility, high‑traffic commercial corridor experiencing continued growth, approximately 0.7 miles from a new Publix under construction.
    • Recent capital improvements including a new roof, updated HVAC systems, and a full exterior and site facelift.
    • 3,028 SF free‑standing building on a .273 acre corner lot with excellent frontage and visibility.
    • Tenant responsible for all utilities and day‑to‑day operations.

    Overview

    This is a turnkey, income-producing retail investment opportunity situated in a high-visibility corridor. The 3,028 square foot free-standing building is located on a prominent corner at W. Parrish Ave. and Bosley Rd., offering strong exposure, easy access, and consistent traffic flow in one of Owensboro's active commercial areas. The property sits on a 0.273 acre corner lot with frontage and visibility. Zoned B-4 for flexible commercial use, the site includes ample paved on-site parking. The property is occupied by a tenant with a lease in place through September 2028, providing immediate and stable cash flow. The tenant has operated at this location since 2023 and maintains a strong payment history. This investment is currently delivering a 7.4% cap rate. The tenant is responsible for all utilities and day-to-day operations, while the landlord covers taxes and insurance. Recent improvements within the past few years include a new roof, updated HVAC systems, and a full exterior and site facelift. Positioned approximately 0.7 miles from a new Publix currently under construction, this corridor is experiencing continued growth and increased traffic, further strengthening the long-term outlook for the property.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $367.8K
    NOI $33,104 @ 9.00% cap · cautious / downside scenario
    Moderate
    $472.9K
    NOI $33,104 @ 7.00% cap · market / base-case scenario
    Aggressive
    $662.1K
    NOI $33,104 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $49.8k $16.44
    − Vacancy −$2.5k −$0.82
    EGI $47.3k $15.62
    − OpEx −$14.2k −$4.69
    NOI $33.1k $10.93
    3,028 SF · lease $16.44/SF/yr · vacancy 5.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $472.9K
    $413.8K – $551.7K (±1% cap)
    NOI $33,104 @ 7.0% cap · market cap 6.62%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $542.2K
    $474.5K – $632.6K (±1% cap)
    NOI $37,957 @ 7.0% cap · market cap 7.59%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Enterprise Truck Rental Car Rental Facility TIENDA MEXICANA LORENA ... Grocery & Convenience Store Enterprise Rent-A-Car Car Rental Facility

    Suggested Use

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

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

    Similar Places Nearby

    • Ivy Trellis Floral — 1716 Moseley St, Owensboro, KY 42303

    Location Insight

    • Map
    • Local Demand
    City
    Owensboro
    County
    Daviess
    State
    Kentucky
    Longitude
    -87.1353536
    Latitude
    37.7590637

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    FAQs

    What type of property is this?
    Storefront property - Turnkey retail investment with established tenant through 2028.
    Where is this storefront property located?
    The property is located at 2101 W Parrish Ave. Owensboro, KY.
    What is the asking price?
    The asking price for this property is $499,900.
    What are key features of this property?
    This property features: Turnkey investment with tenant in place through September 2028, providing immediate and stable cash flow.; Delivering a 7.4% cap rate.; Located in a high‑visibility, high‑traffic commercial corridor experiencing continued growth, approximately 0.7 miles from a new Publix under construction.
    (270) 302-8384
    We can help!
    Listing Contact
    Matthew Schell
    Matthew Schell
    Real Estate License ID: 212403
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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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