Two-Story Mixed-Use
For Sale
$699,000
218 S Maple Street, Winchester, KY 40391
Commercial Sale, Winchester, KY
Property Size6,110 SF
Lot Size0.70 Acres
Price / SF$114.40
Days on Market192
Property Features for 218 S Maple Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Professional Office
Rooms
Basement
Parking
30
Basement
Exterior Entry, Unfinished
Subdivision
Downtown
Directions
Corner of Boone Avenue and Maples Street.
Standard status
Active
APN
054-1041-003-00
Size
6,110 SF
Lot size
0.70 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Zoned
Cooling system
Heat Pump, Zoned
Building Details
Year built
1814
Floors in Building
2
Listing Agency:
Steven D Adams Real Estate Services, LLC
(859) 744-1080
Listed By:
Steven D Adams
(859) 749-0387
Added: Mar 2
Changed: Sep 9
Last Checked: Sep 10 at 12:06AM
MLS# 26004697
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.
Investment Insights
Based on property information with market context.
This two-story mixed-use property contains 6,110 square feet on a 0.697-acre parcel. The first floor is configured as a physician’s office, while the upper level provides two large apartments with separate exterior walk-up access. An unfinished basement adds storage capacity and access to mechanical systems.
A detached three-bay garage provides additional parking and storage, complemented by an asphalt lot accommodating more than 25 vehicles. The property at 218 S Maple Street in Winchester, Kentucky, has heat-pump systems with zoned heating and cooling, cable availability, and public sewer service. Built in 1814, the building combines office, residential, accessory storage, and on-site parking improvements.
A detached three-bay garage provides additional parking and storage, complemented by an asphalt lot accommodating more than 25 vehicles. The property at 218 S Maple Street in Winchester, Kentucky, has heat-pump systems with zoned heating and cooling, cable availability, and public sewer service. Built in 1814, the building combines office, residential, accessory storage, and on-site parking improvements.
Key Highlights
- 6,110‑square‑foot two‑story mixed‑use building on 0.697 acres
- Main level configured as a physician’s office
- Two large second‑floor apartments with separate exterior walk‑up access
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
$59,023
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
8.44%
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%
$1,180,460
$1.2M
Cap Rate 7%
$843,186
$843.2K
Cap Rate 9%
$655,811
$655.8K
Market Conditions
NOI Build-Up for 6,110 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
$102.6K $16.80/SF
− Vacancy
−$8.2K −$1.34/SF
EGI
$94.4K $15.46/SF
− OpEx
−$35.4K −$5.80/SF
NOI
$59.0K $9.66/SF
Area
Clark 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%
$1,180,460
Cap Rate 7%
$843,186
Cap Rate 9%
$655,811
Alternative Uses
Best Use
Office B
$1.23M
$1.07M – $1.43M
NOI $85,916 @ 7.0% cap · market cap 12.29%
Second Best
Healthcare Medical
$925.1K
$809.5K – $1.08M
NOI $64,756 @ 7.0% cap · market cap 9.26%
Theoretical Best
Office A
$1.55M
$1.35M – $1.81M
NOI $108,396 @ 7.0% cap · market cap 15.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
656
Businesses Nearby
Explore this area
Business Placement
Demographics for 40391, KY
36,461
Population
16,125
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
90%
High-School Grad
237.3 sq mi
ZIP Area
154
Density / Sq Mi
$67,910
Median Household Income
$40,323
Median Earnings
$884
Median Rent
$197,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office, apartment, basement, garage, and parking components support multiple commercial and residential functions.
Where is this mixed-use property located?
The property is located at 218 S Maple Street Winchester, KY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 6,110‑square‑foot two‑story mixed‑use building on 0.697 acres; Main level configured as a physician’s office; Two large second‑floor apartments with separate exterior walk‑up access
