Freestanding Office
For Sale
$350,000
2650 Holt Road, Paducah, KY 42001
COMMERCIAL - Paducah, KY
Property Size1,463 SF
Lot Size1.18 Acres
Price / SF$239.23
Days on Market241
Property Features for 2650 Holt Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
B-1
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
610
Basement
Crawl Space
Subdivision
Rural
Directions
West on Hinkleville Road (Hwy 60) from I-24 exit4interchange to New Holt Road. Turn south on New Holt Rd, then to Village Square Dr, turn left. Then to right immediately on Holt Road. The property is the first building on the left just past the car wash.
Standard status
Active
APN
086-20-00-024
Size
1,463 SF
Lot size
1.18 Acres
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Forced Air, Electric (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
1967
Floors in Building
1
Building materials
Brick, Vinyl Siding
Roof type
Metal
Listing Agency:
Purchase Realty Group
(270) 444-6008
Listed By:
John Noonan · License #216270
(270) 933-0133
Added: Jan 1
Changed: Aug 7
Last Checked: Aug 30 at 3:06AM
MLS# 26019321
Copyright © 2026 ImagineMLS. 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.
Freestanding office building on 1.18 acres at 2650 Holt Road in Paducah, KY 42001. The property is zoned B-1 and totals 1,463 square feet, with brick and vinyl siding construction and a metal roof. Heating is forced air with electric heat, and cooling includes electric central air.
All utilities are available at the site, and cable is available. Sewer service is provided by a septic tank. Built in 1967, the building includes two bathrooms.
The property is positioned in the “mall area” and can support a range of uses, including a professional office business or climate-controlled storage. The remarks also note the site could allow for up to 25 apartment units to be constructed at this location, with the opportunity to operate while developing the site.
All utilities are available at the site, and cable is available. Sewer service is provided by a septic tank. Built in 1967, the building includes two bathrooms.
The property is positioned in the “mall area” and can support a range of uses, including a professional office business or climate-controlled storage. The remarks also note the site could allow for up to 25 apartment units to be constructed at this location, with the opportunity to operate while developing the site.
Key Highlights
- 1.18‑acre site zoned B‑1 at 2650 Holt Road, Paducah
- 1,463 SF freestanding office building
- Brick and vinyl siding with a metal roof
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
$13,990
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
4.00%
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%
$279,800
$279.8K
Cap Rate 7%
$199,857
$199.9K
Cap Rate 9%
$155,444
$155.4K
Market Conditions
NOI Build-Up for 1,463 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
$21.9K $15.00/SF
− Vacancy
−$3.3K −$2.25/SF
EGI
$18.7K $12.75/SF
− OpEx
−$4.7K −$3.19/SF
NOI
$14.0K $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%
$279,800
Cap Rate 7%
$199,857
Cap Rate 9%
$155,444
Alternative Uses
Best Use
Office B
$199.9K
$174.9K – $233.2K
NOI $13,990 @ 7.0% cap · market cap 4.00%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$304.8K
$266.7K – $355.6K
NOI $21,338 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
715
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 - B-1 zoned office building site with all utilities available, central air cooling, and septic service in a Paducah mall area.
Where is this office building located?
The property is located at 2650 Holt Road Paducah, 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: 1.18‑acre site zoned B‑1 at 2650 Holt Road, Paducah; 1,463 SF freestanding office building; Brick and vinyl siding with a metal roof
