Mixed-Use Property with
For Sale
$599,000
Pending
3271 S Hwy 27, Somerset, KY 42501
Commercial Sale, Somerset, KY
Property Size3,050 SF
Lot Size0.66 Acres
Days on Market1068
Property Features for 3271 S Hwy 27
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Rooms
Basement
Parking
20
Subdivision
Rural
Directions
Go through light number 19 on south hwy 27 the building is on south side of Valvoline oil change.
Standard status
Pending
APN
062-2-1-46
Size
3,050 SF
Lot size
0.66 Acres
Building Details
Year built
1970
Floors in Building
1
Building materials
Brick
Roof type
Composition
Listing Agency:
CENTURY 21 Advantage Realty
(606) 451-1021
Listed By:
Kenneth C Ford · License #5204
(606) 425-6970
Added: Oct 31, 2023
Changed: Sep 12
Last Checked: Oct 2 at 1:06PM
MLS# 23021095
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.
This mixed-use property includes a brick commercial building constructed in 1970, with space described for retail and office use. The improvements also include a basement and an attached 900-square-foot garage and storage area, along with a composition roof.
Located at 3271 S Hwy 27 in Somerset, the property occupies 0.66 acres with 140 feet of frontage on Highway 27. A billboard is included on the site, adding an additional commercial component to the property.
Located at 3271 S Hwy 27 in Somerset, the property occupies 0.66 acres with 140 feet of frontage on Highway 27. A billboard is included on the site, adding an additional commercial component to the property.
Key Highlights
- 0.66‑acre commercial property
- 140 feet of frontage on Highway 27
- Brick building constructed in 1970
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
$34,768
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
5.80%
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%
$695,360
$695.4K
Cap Rate 7%
$496,686
$496.7K
Cap Rate 9%
$386,311
$386.3K
Market Conditions
NOI Build-Up for 3,050 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
$52.3K $17.16/SF
− Vacancy
−$2.7K −$0.88/SF
EGI
$49.7K $16.28/SF
− OpEx
−$14.9K −$4.89/SF
NOI
$34.8K $11.40/SF
Area
Pulaski County, KY
Vacancy
5.10%
Lease Rate
$17.16 /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%
$695,360
Cap Rate 7%
$496,686
Cap Rate 9%
$386,311
Alternative Uses
Best Use
Retail
$496.7K
$434.6K – $579.5K
NOI $34,768 @ 7.0% cap · market cap 5.80%
Second Best
Mixed Use
$371.7K
$325.3K – $433.7K
NOI $26,020 @ 7.0% cap · market cap 4.34%
Theoretical Best
Specialty Retail
$519.6K
$454.7K – $606.2K
NOI $36,373 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
267k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 34%
Apparel 34%
Shops & Services 22%
Home Improvements & Furnishings 7%
T.J. Maxx
Apparel
45,463 visits/mo
0.4 miles
Hobby Lobby
Shops & Services
38,107 visits/mo
0.2 miles
Dunham's Sports
Apparel
28,488 visits/mo
0.2 miles
Tractor Supply Co.
Home Improvements & Furnishings
19,839 visits/mo
0.4 miles
Ollie's Bargain Outlet
Shops & Services
18,574 visits/mo
0.4 miles
Demographics for 42501, KY
18,047
Population
8,039
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
84%
High-School Grad
199.7 sq mi
ZIP Area
90
Density / Sq Mi
$49,449
Median Household Income
$38,121
Median Earnings
$808
Median Rent
$131,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Mixed-use property - Brick commercial property with retail, office, basement, and attached garage-storage space.
Where is this mixed-use property located?
The property is located at 3271 S Hwy 27 Somerset, KY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 0.66‑acre commercial property; 140 feet of frontage on Highway 27; Brick building constructed in 1970
