Stand-Alone Flex
For Sale
$1,350,000
250 Crossfield Dr, Versailles, KY 40383
Office and warehouse configuration with separate work areas and access to US-60 near Kroger Marketplace.
Property Size9,250 SF
Lot Size0.80 Acres
Price / SF$145.95
Days on Market59
Property Features for 250 Crossfield Dr
General Information
Standard status
Active
Size
9,250 SF
Lot size
0.80 Acres
Property subtype
Commercial
Warehouse & Industrial
Warehouse Space
5,410 SF
Office Build-Out
3,840 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
1989
Buildings
1
Building Size
9,250 SF
Listing Agency:
Keller Williams Commonwealth
(859) 619-4969
Listed By:
Bryan Little · License #217370
Source:
Centralkyhomesforsale
Added: Jul 2
Changed: Aug 28
Last Checked: Aug 28 at 8:20PM
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 Keller Williams Commonwealth
Investment Insights
Based on property information with market context.
This stand-alone flex property contains 9,250 SF across 3,840 SF of office space and 5,410 SF of warehouse space. Built in 1989, the building occupies a 0.797-acre site and offers a layout suited to office, warehouse, service, or flex operations. New site improvements are also in place, with potential for outdoor storage.
The property is located at 250 Crossfield Dr in Versailles, Kentucky, adjacent to Kroger Marketplace and near US-60, also known as the Versailles Bypass. Its combination of office and warehouse areas provides a practical format for businesses requiring both administrative and operational space.
The property is located at 250 Crossfield Dr in Versailles, Kentucky, adjacent to Kroger Marketplace and near US-60, also known as the Versailles Bypass. Its combination of office and warehouse areas provides a practical format for businesses requiring both administrative and operational space.
Key Highlights
- 9,250 SF stand‑alone office and warehouse property
- 3,840 SF of office space and 5,410 SF of warehouse space
- 0.797‑acre site with new site improvements
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
$66,517
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
4.93%
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%
$1,330,340
$1.3M
Cap Rate 7%
$950,243
$950.2K
Cap Rate 9%
$739,078
$739.1K
Market Conditions
NOI Build-Up for 9,250 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
$83.3K $9.00/SF
− Vacancy
−$5.0K −$0.54/SF
EGI
$78.3K $8.46/SF
− OpEx
−$11.7K −$1.27/SF
NOI
$66.5K $7.19/SF
Area
Jessamine County, KY
Vacancy
6.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,330,340
Cap Rate 7%
$950,243
Cap Rate 9%
$739,078
Alternative Uses
Best Use
Office B
$1.86M
$1.63M – $2.17M
NOI $130,070 @ 7.0% cap · market cap 9.63%
Second Best
Warehouse
$950.2K
$831.5K – $1.11M
NOI $66,517 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$2.34M
$2.05M – $2.74M
NOI $164,102 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 40383, KY
24,592
Population
10,431
Households
2.4
Avg Household Size
43
Median Age
42%
College-Educated
91%
High-School Grad
150.4 sq mi
ZIP Area
164
Density / Sq Mi
$80,444
Median Household Income
$42,365
Median Earnings
$998
Median Rent
$279,400
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?
Flex space - Office and warehouse configuration with separate work areas and access to US-60 near Kroger Marketplace.
Where is this flex space located?
The property is located at 250 Crossfield Dr Versailles, KY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 9,250 SF stand‑alone office and warehouse property; 3,840 SF of office space and 5,410 SF of warehouse space; 0.797‑acre site with new site improvements
