Two-Story Mixed-Use
For Sale
$350,000
222 Camptown Rd, Bardstown, KY 40004
Includes a rented apartment, commercial office area, garage/workshop, storage, and separate storage bays.
Property Size2,028 SF
Price / SF$172.58
Days on Market38
Property Features for 222 Camptown Rd
General Information
Standard status
Active
Size
2,028 SF
Property subtype
Multifamily
Zoning
C-L1
Amenities
Power
Water
Sewer
Building Details
Year Built
1996
Listing Agency:
One Key Realty
(502) 619-4322
Listed By:
Trish Ford · License #304100
(502) 619-4322
Source:
Kcrea.resimplifi
Added: Jul 24
Changed: Aug 30
Last Checked: Aug 30 at 3:38AM
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 One Key Realty
Investment Insights
Based on property information with market context.
This two-story mixed-use property combines residential, office, workshop, and storage components. The upper floor contains a rented 2-bedroom apartment, while the ground level provides a garage/workshop, additional storage, and a commercial office area. Ten separate storage unit bays add another operational component to the property.
Zoned C-L1, the building was constructed in 1996 and is located at 222 Camptown Rd in Bardstown, Kentucky. The layout supports continued use across residential and commercial functions, with existing spaces that can accommodate an owner-user operation alongside rental activity.
Zoned C-L1, the building was constructed in 1996 and is located at 222 Camptown Rd in Bardstown, Kentucky. The layout supports continued use across residential and commercial functions, with existing spaces that can accommodate an owner-user operation alongside rental activity.
Key Highlights
- Rented 2‑bedroom apartment on the upper level
- 10 storage unit bays provide separate storage space
- Ground floor includes garage/workshop, storage, and commercial office area
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
$24,994
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
7.14%
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%
$499,880
$499.9K
Cap Rate 7%
$357,057
$357.1K
Cap Rate 9%
$277,711
$277.7K
Market Conditions
NOI Build-Up for 2,028 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
$40.6K $20.04/SF
− Vacancy
−$7.3K −$3.61/SF
EGI
$33.3K $16.43/SF
− OpEx
−$8.3K −$4.11/SF
NOI
$25.0K $12.32/SF
Area
Nelson County, KY
Vacancy
18.00%
Lease Rate
$20.04 /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%
$499,880
Cap Rate 7%
$357,057
Cap Rate 9%
$277,711
Alternative Uses
Best Use
Office B
$357.1K
$312.4K – $416.6K
NOI $24,994 @ 7.0% cap · market cap 7.14%
Second Best
Mixed Use
$342.2K
$299.5K – $399.3K
NOI $23,956 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$427.5K
$374.1K – $498.8K
NOI $29,927 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
259
Businesses Nearby
Explore this area
Business Placement
Demographics for 40004, KY
30,890
Population
13,090
Households
2.4
Avg Household Size
40
Median Age
25%
College-Educated
91%
High-School Grad
145.3 sq mi
ZIP Area
213
Density / Sq Mi
$64,222
Median Household Income
$40,383
Median Earnings
$946
Median Rent
$224,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a rented apartment, commercial office area, garage/workshop, storage, and separate storage bays.
Where is this mixed-use property located?
The property is located at 222 Camptown Rd Bardstown, KY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Rented 2‑bedroom apartment on the upper level; 10 storage unit bays provide separate storage space; Ground floor includes garage/workshop, storage, and commercial office area
