Updated Two-Unit
For Sale
$205,000
Pending
326 Elm St, Newport, KY 41071
Two-unit layout supports owner occupancy or separate rental use near interstates, dining, and shopping in Newport.
Property Size1,578 SF
Days on Market143
Property Features for 326 Elm St
General Information
Standard status
Pending
Size
1,578 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Multifamily Units
2
Listing Agency:
KW Seven Hills Realty
(859) 547-2662
Listed By:
Dustin Poe · License #296359
(859) 547-2662
Source:
Exprealty
Added: Apr 9
Changed: Aug 29
Last Checked: Aug 29 at 2:08PM
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 KW Seven Hills Realty
Investment Insights
Based on property information with market context.
This updated duplex contains 1,578 square feet and offers two separate residential units. The configuration supports an owner living in one unit while leasing the other, or continued use as a two-unit rental property. Recent improvements have been completed throughout the building.
Major mechanical systems are less than 10 years old, with the exception of one water heater. The property is located at 326 Elm St in Newport, Kentucky, with interstates, dining, and shopping only minutes away.
Major mechanical systems are less than 10 years old, with the exception of one water heater. The property is located at 326 Elm St in Newport, Kentucky, with interstates, dining, and shopping only minutes away.
Key Highlights
- Updated duplex with two separate residential units
- 1,578 square feet of building area
- Owner‑occupant configuration with one unit available for rental
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
$14,212
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
6.93%
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%
$284,240
$284.2K
Cap Rate 7%
$203,029
$203.0K
Cap Rate 9%
$157,911
$157.9K
Market Conditions
NOI Build-Up for 1,578 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
$22.2K $14.04/SF
− Vacancy
−$1.9K −$1.17/SF
EGI
$20.3K $12.87/SF
− OpEx
−$6.1K −$3.86/SF
NOI
$14.2K $9.01/SF
Area
Campbell County, KY
Vacancy
8.36%
Lease Rate
$14.04 /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%
$284,240
Cap Rate 7%
$203,029
Cap Rate 9%
$157,911
Alternative Uses
Best Use
Multifamily LT 5
$203.0K
$177.7K – $236.9K
NOI $14,212 @ 7.0% cap · market cap 6.93%
Second Best
Apartment 5plus
$187.3K
$163.9K – $218.5K
NOI $13,108 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$432.8K
$378.7K – $505.0K
NOI $30,298 @ 7.0% cap · market cap 14.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,863
Businesses Nearby
Explore this area
Business Placement
Demographics for 41071, KY
19,796
Population
10,883
Households
1.8
Avg Household Size
37
Median Age
38%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
3,599
Density / Sq Mi
$58,329
Median Household Income
$44,836
Median Earnings
$1,047
Median Rent
$186,000
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 - Two-unit layout supports owner occupancy or separate rental use near interstates, dining, and shopping in Newport.
Where is this duplex located?
The property is located at 326 Elm St Newport, KY.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Updated duplex with two separate residential units; 1,578 square feet of building area; Owner‑occupant configuration with one unit available for rental
