Flexible Workshop with
For Sale
$120,000
Pending
3381 Main Street, Stamping Ground, KY 40379
COMMERCIAL - Stamping Ground, KY
Property Size1,411 SF
Lot Size0.16 Acres
Days on Market53
Property Features for 3381 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B-1
Subdivision
Downtown
Directions
From Georgetown, take Stamping Ground Road past the elementary school, building is on right on Main.
Standard status
Pending
APN
038-00-097.000
Size
1,411 SF
Lot size
0.16 Acres
Building Details
Floors in Building
1
Building materials
Brick
Listing Agency:
Keller Williams Commonwealth · Keller Williams Realty
(859) 721-2121
Listed By:
Janet C Wigginton · License #220760
(606) 748-1741
Added: Jul 1
Changed: Aug 4
Last Checked: Aug 22 at 4:06PM
MLS# 26015665
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 flexible workshop building offers a front-to-back layout with open space in the front and a dedicated work area toward the rear separated by a minimal wall. The space is currently wide open and ready for custom use, with two restrooms available. A bay door is located at the rear of the large lot to support flexible loading and workflow. The building previously served as a woodworking shop, and it will require electrical, plumbing, and HVAC work, with the price intended to reflect that condition.
The property is located on Main Street in Stamping Ground, Kentucky, providing storefront exposure. While the building is attached to an additional business, the space is described as completely separate.
As presented, the interior configuration supports a variety of workshop and light industrial setups, with an office-like front area and a back work zone connected by the shared interior layout.
The property is located on Main Street in Stamping Ground, Kentucky, providing storefront exposure. While the building is attached to an additional business, the space is described as completely separate.
As presented, the interior configuration supports a variety of workshop and light industrial setups, with an office-like front area and a back work zone connected by the shared interior layout.
Key Highlights
- Brick storefront with office space, a garage, and a rear bay door on Main Street in Stamping Ground, KY
- Large lot provides flexibility, with front‑to‑back layout split into open front space and work space toward the rear
- Previously used as a woodworking shop space with wide‑open interior ready for custom work
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
$8,356
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
6.96%
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%
$167,120
$167.1K
Cap Rate 7%
$119,371
$119.4K
Cap Rate 9%
$92,844
$92.8K
Market Conditions
NOI Build-Up for 1,411 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
$12.7K $9.00/SF
− Vacancy
−$762 −$0.54/SF
EGI
$11.9K $8.46/SF
− OpEx
−$3.6K −$2.54/SF
NOI
$8.4K $5.92/SF
Area
Scott County, KY
Vacancy
6.00%
Lease Rate
$9.00 /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%
$167,120
Cap Rate 7%
$119,371
Cap Rate 9%
$92,844
Alternative Uses
Best Use
Industrial
$119.4K
$104.5K – $139.3K
NOI $8,356 @ 7.0% cap · market cap 6.96%
Second Best
Flex RnD
$110.8K
$97.0K – $129.3K
NOI $7,759 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$357.6K
$312.9K – $417.2K
NOI $25,032 @ 7.0% cap · market cap 20.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 40379, KY
3,784
Population
1,767
Households
2.1
Avg Household Size
40
Median Age
27%
College-Educated
91%
High-School Grad
65.5 sq mi
ZIP Area
58
Density / Sq Mi
$64,487
Median Household Income
$42,388
Median Earnings
$927
Median Rent
$223,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible workshop layout includes front open office space, rear work area, two restrooms, and a rear bay door.
Where is this flex space located?
The property is located at 3381 Main Street Stamping Ground, KY.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: Brick storefront with office space, a garage, and a rear bay door on Main Street in Stamping Ground, KY; Large lot provides flexibility, with front‑to‑back layout split into open front space and work space toward the rear; Previously used as a woodworking shop space with wide‑open interior ready for custom work
