Two-Story Duplex with Attached
For Sale
$410,000
Pending
236-238 Brookside Dr, Georgetown, KY 40324
Both sides have long-term tenants and dedicated off-street parking is provided by the garage and driveway.
Property Size2,945 SF
Days on Market36
Property Features for 236-238 Brookside Dr
General Information
Standard status
Pending
Size
2,945 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1996
Buildings
1
Listing Agency:
Georgetown Real Estate Connection
(859) 312-4882
Listed By:
Megan F McEuen · License #200247
Source:
Centralkyhomesforsale
Added: Jul 25
Changed: Aug 28
Last Checked: Aug 28 at 12:22PM
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 Georgetown Real Estate Connection
Investment Insights
Based on property information with market context.
This two-story duplex at 236-238 Brookside Dr includes 2,945 square feet of building area and was built in 1996. The layout features three upstairs bedrooms, two baths, a main-level kitchen connected to the dining area, a pass-through laundry room, half bath, living room, and an attached one-car garage. A driveway adds off-street parking.
Both sides are occupied by long-term tenants. The property is positioned on a cul-de-sac in Georgetown, Kentucky, with the address listed as 236-238 Brookside Dr, Georgetown, KY 40324.
Both sides are occupied by long-term tenants. The property is positioned on a cul-de-sac in Georgetown, Kentucky, with the address listed as 236-238 Brookside Dr, Georgetown, KY 40324.
Key Highlights
- 2,945‑square‑foot duplex built in 1996
- Two‑story layout with three upstairs bedrooms and two baths
- Both sides have long‑term tenants
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
$25,126
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
6.13%
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%
$502,520
$502.5K
Cap Rate 7%
$358,943
$358.9K
Cap Rate 9%
$279,178
$279.2K
Market Conditions
NOI Build-Up for 2,945 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
$37.5K $12.72/SF
− Vacancy
−$1.6K −$0.53/SF
EGI
$35.9K $12.19/SF
− OpEx
−$10.8K −$3.66/SF
NOI
$25.1K $8.53/SF
Area
Scott County, KY
Vacancy
4.18%
Lease Rate
$12.72 /SF/Yr
Expense Ratio
30.00%
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%
$502,520
Cap Rate 7%
$358,943
Cap Rate 9%
$279,178
Alternative Uses
Best Use
Multifamily LT 5
$358.9K
$314.1K – $418.8K
NOI $25,126 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$321.2K
$281.1K – $374.7K
NOI $22,484 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$746.4K
$653.1K – $870.8K
NOI $52,247 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Explore this area
Business Placement
Demographics for 40324, KY
51,035
Population
20,570
Households
2.5
Avg Household Size
35
Median Age
34%
College-Educated
94%
High-School Grad
155.1 sq mi
ZIP Area
329
Density / Sq Mi
$83,012
Median Household Income
$47,619
Median Earnings
$1,188
Median Rent
$262,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Both sides have long-term tenants and dedicated off-street parking is provided by the garage and driveway.
Where is this duplex located?
The property is located at 236-238 Brookside Dr Georgetown, KY.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: 2,945‑square‑foot duplex built in 1996; Two‑story layout with three upstairs bedrooms and two baths; Both sides have long‑term tenants
