4-Unit Property with Individual
For Sale
$529,000
3426 Main St, Stamping Ground, KY 40379
Each unit includes two bedrooms, one bathroom, an eat-in kitchen, and a family room.
Property Size3,600 SF
Price / SF$146.94
Days on Market9
Property Features for 3426 Main St
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Listing Agency:
KY Local
(859) 285-6600
Listed By:
Tonya Morrow · License #239743
(859) 285-6600
Source:
Exprealty
Added: Aug 6
Changed: Aug 14
Last Checked: Aug 14 at 8:39AM
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 KY Local
Investment Insights
Based on property information with market context.
This four-unit property in Stamping Ground, Kentucky, offers a consistent layout across the building, with two bedrooms, one bathroom, an eat-in kitchen, and a family room in each unit. Individual exterior entrances provide separate access for occupants and maintenance activity.
The property is located at 3426 Main St on the original grounds of the Buffalo Springs Distillery, where the historic pump house remains standing. Dollar General is nearby, while a park is within walking distance and an elementary school is close to the property.
The property is located at 3426 Main St on the original grounds of the Buffalo Springs Distillery, where the historic pump house remains standing. Dollar General is nearby, while a park is within walking distance and an elementary school is close to the property.
Key Highlights
- Four‑unit property with two bedrooms and one bathroom per unit
- Eat‑in kitchen and family room included in each unit
- Individual exterior entries support separate tenant and maintenance access
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
$30,715
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
5.81%
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%
$614,300
$614.3K
Cap Rate 7%
$438,786
$438.8K
Cap Rate 9%
$341,278
$341.3K
Market Conditions
NOI Build-Up for 3,600 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
$45.8K $12.72/SF
− Vacancy
−$1.9K −$0.53/SF
EGI
$43.9K $12.19/SF
− OpEx
−$13.2K −$3.66/SF
NOI
$30.7K $8.53/SF
Area
Scott County, KY
Vacancy
4.18%
Lease Rate
$12.72 /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%
$614,300
Cap Rate 7%
$438,786
Cap Rate 9%
$341,278
Alternative Uses
Best Use
Multifamily LT 5
$438.8K
$383.9K – $511.9K
NOI $30,715 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$392.6K
$343.6K – $458.1K
NOI $27,485 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$912.4K
$798.3K – $1.06M
NOI $63,867 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Each unit includes two bedrooms, one bathroom, an eat-in kitchen, and a family room.
Where is this quadplex located?
The property is located at 3426 Main St Stamping Ground, KY.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: Four‑unit property with two bedrooms and one bathroom per unit; Eat‑in kitchen and family room included in each unit; Individual exterior entries support separate tenant and maintenance access
