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    Regency Circle Professional Office Buildings Title is generated by Realmo AI

    261-265 Regency Cir, Lexington, KY 40503

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    For Sale
    $855,000

    Two multi-tenant office buildings for sale in Lexington, Kentucky.

    Type:Office
    Property size:
    6,700 SF
    Price / SF:
    $127/SF
    Added:
    Jan 27, 2026
    Days on Market:
    115
    Last Refresh:
    Apr 6 at 12:44 am

    Property Features for 261-265 Regency Cir

    General Information

    Standard status
    Active
    Size
    6,700 SF
    Property subtype
    Office

    We can help!

    Listing Contact
    Gabe Measner

    Listing agent Gabe Measner

    Listing office

    Listing date Jan 27, 2026

    Source Svnstone

    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 Gabe Measner

    HighLights

    • Rare investment opportunity: Two contiguous multi‑tenant professional office buildings in Lexington's Regency Office Park.
    • Existing rental income: 265 Regency Circle is fully leased, providing immediate income.
    • Value‑add potential: 261 Regency Circle has two recently renovated vacant suites ready for immediate occupancy.
    • Prime location: Situated in the heart of Lexington, KY.
    • Flexible zoning: P‑1 Professional Office zoning allows for a wide range of professional uses.
    • Recently renovated: Updated finishes, new flooring, and fresh paint in vacant suites of 261 Regency Circle.

    Overview

    Two multi-tenant professional office buildings are available for sale in Lexington, KY, situated in the Regency Office Park. The properties, located at 261 and 265 Regency Circle, offer an investment opportunity. Zoned P-1 Professional Office, the buildings can accommodate financial services, legal, real estate, consulting, technology, and other professional practices. 261 Regency Circle, comprising approximately 3,500 square feet, features four suites, two of which are currently vacant and have been renovated with updated finishes, new flooring, and fresh paint. Each unit includes multiple private offices and is configured for immediate occupancy. 265 Regency Circle, with approximately 3,200 square feet, also contains four units, all of which are currently leased, with one lease expiring early in 2026. The total square footage of both buildings is approximately 6,700. The properties have dedicated parking and existing rental income. Lexington is noted for its quality of life, health care, public safety, educational attainment, and family living, and is considered a place for business location, creativity, entrepreneurial growth, and career relocation.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lexington
    County
    Fayette
    State
    Kentucky
    Longitude
    -84.5238
    Latitude
    38.0119

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    FAQs

    What type of property is this?
    Office building - Two multi-tenant office buildings for sale in Lexington, Kentucky.
    Where is this office building located?
    The property is located at 261-265 Regency Cir Lexington, KY.
    What is the asking price?
    The asking price for this property is $855,000.
    What are key features of this property?
    This property features: Rare investment opportunity: Two contiguous multi‑tenant professional office buildings in Lexington's Regency Office Park.; Existing rental income: 265 Regency Circle is fully leased, providing immediate income.; Value‑add potential: 261 Regency Circle has two recently renovated vacant suites ready for immediate occupancy.
    (859) 306-0607
    We can help!
    Listing Contact
    Gabe Measner
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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