New Two-Suite Office
For Sale
$3,200,000
2181 New Holt Rd., Paducah, KY 42001
Commercial/Industrial, 1 Story, Paducah, KY
Property Size11,000 SF
Lot Size1.46 Acres
Price / SF$290.91
Days on Market90
Property Features for 2181 New Holt Rd.
General Information
Property type
Residential
Property subtype
Office
Directions
From Kentucky Oaks Mall, travel west on Hwy 60 to a left onto New Holt Rd. Property is located just past Stifel on the right.
Subdivision
McCracken
Standard status
Active
Lot size
1.46 Acres
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Building materials
Frame
Architectural style
Other
Listing Agency:
Arnold Realty Group
(270) 558-1338
Listed By:
Jaime Abell · License #261465
(618) 638-5682
Added: Jun 4
Changed: Aug 21
Last Checked: Sep 1 at 3:06PM
MLS# 137199
Copyright © 2026 Western Kentucky Regional MLS Inc. 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 new-construction office building contains approximately 11,000 SF on 1.46 acres, with two finished suites measuring approximately 6,765 +/- SF and 4,700 +/- SF. The configuration supports separate occupancy within one building, while frame construction, forced-air heating, central air, and public water serve the property. Commercial zoning is in place in McCracken County.
The property is located at 2181 New Holt Rd. in Paducah, with access between I-24 Exit 4 and Exit 7. Multiple access points and surrounding commercial development provide practical connectivity for office operations. Additional development land is also available for sale. The site is positioned among established businesses, retailers, medical users, and professional offices.
The property is located at 2181 New Holt Rd. in Paducah, with access between I-24 Exit 4 and Exit 7. Multiple access points and surrounding commercial development provide practical connectivity for office operations. Additional development land is also available for sale. The site is positioned among established businesses, retailers, medical users, and professional offices.
Key Highlights
- Approximately 11,000 SF office building on 1.46 acres
- Two finished office suites of approximately 6,765 +/- SF and 4,700 +/- SF
- Located at 2181 New Holt Rd., Paducah, KY 42001
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
$105,188
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
3.29%
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%
$2,103,760
$2.1M
Cap Rate 7%
$1,502,686
$1.5M
Cap Rate 9%
$1,168,756
$1.2M
Market Conditions
NOI Build-Up for 11,000 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
$165.0K $15.00/SF
− Vacancy
−$24.8K −$2.25/SF
EGI
$140.3K $12.75/SF
− OpEx
−$35.1K −$3.19/SF
NOI
$105.2K $9.56/SF
Area
McCracken County, KY
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,103,760
Cap Rate 7%
$1,502,686
Cap Rate 9%
$1,168,756
Alternative Uses
Best Use
Office B
$1.50M
$1.31M – $1.75M
NOI $105,188 @ 7.0% cap · market cap 3.29%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.29M
$2.01M – $2.67M
NOI $160,435 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
160
Businesses Nearby
Explore this area
Business Placement
Demographics for 42001, KY
31,579
Population
14,815
Households
2.1
Avg Household Size
41
Median Age
36%
College-Educated
94%
High-School Grad
74.2 sq mi
ZIP Area
426
Density / Sq Mi
$68,868
Median Household Income
$42,334
Median Earnings
$916
Median Rent
$210,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Newly constructed commercial office property with two finished suites and access to major interstate routes.
Where is this office building located?
The property is located at 2181 New Holt Rd. Paducah, KY.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Approximately 11,000 SF office building on 1.46 acres; Two finished office suites of approximately 6,765 +/- SF and 4,700 +/- SF; Located at 2181 New Holt Rd., Paducah, KY 42001
