Office Units with Private
New
For Sale
$500,000
3426 Paoli Pike, Floyds Knobs, IN 47119
Professional office layout with private rooms, alcove work areas, conference space, and separate restrooms.
Property Size2,180 SF
Price / SF$229.36
Days on Market3
Property Features for 3426 Paoli Pike
General Information
Standard status
Active
Size
2,180 SF
Property subtype
Commercial
Building Details
Year Built
1950
Listing Agency:
Lopp Real Estate Brokers
(812) 728-8181
Listed By:
Ward Realty Services
(812) 200-2838
Source:
Wardrealtyservices
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 2 at 5:21PM
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 Lopp Real Estate Brokers
Investment Insights
Based on property information with market context.
This 2,180-square-foot office property provides a formal reception foyer, a conference room, and five private offices. Three alcove work areas add flexibility, while one private room can also function as overflow meeting or storage space. The layout includes a dedicated break and copy room with a refrigerator and sink, along with separate men's and women's restrooms.
The main office opens to a private patio and a natural rock wall, adding distinctive exterior space to the property. A new roof was installed two months ago. Built in 1950, the property is located at 3426 Paoli Pike in Floyds Knobs, Indiana, and is identified for office use and owner-user occupancy.
The main office opens to a private patio and a natural rock wall, adding distinctive exterior space to the property. A new roof was installed two months ago. Built in 1950, the property is located at 3426 Paoli Pike in Floyds Knobs, Indiana, and is identified for office use and owner-user occupancy.
Key Highlights
- 2,180‑square‑foot office property with five private offices
- Three alcove office areas support flexible workspace needs
- Conference room with cobblestone accent wall
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
$27,335
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
5.47%
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%
$546,700
$546.7K
Cap Rate 7%
$390,500
$390.5K
Cap Rate 9%
$303,722
$303.7K
Market Conditions
NOI Build-Up for 2,180 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
$47.1K $21.60/SF
− Vacancy
−$10.6K −$4.88/SF
EGI
$36.4K $16.72/SF
− OpEx
−$9.1K −$4.18/SF
NOI
$27.3K $12.54/SF
Area
Floyd County, IN
Vacancy
22.60%
Lease Rate
$21.60 /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%
$546,700
Cap Rate 7%
$390,500
Cap Rate 9%
$303,722
Alternative Uses
Best Use
Office B
$390.5K
$341.7K – $455.6K
NOI $27,335 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.58M
$1.38M – $1.84M
NOI $110,301 @ 7.0% cap · market cap 22.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
Explore this area
Business Placement
Demographics for 47119, IN
12,173
Population
4,635
Households
2.6
Avg Household Size
43
Median Age
45%
College-Educated
97%
High-School Grad
41.7 sq mi
ZIP Area
292
Density / Sq Mi
$118,093
Median Household Income
$50,145
Median Earnings
$1,280
Median Rent
$321,500
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Professional office layout with private rooms, alcove work areas, conference space, and separate restrooms.
Where is this office units located?
The property is located at 3426 Paoli Pike Floyds Knobs, IN.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 2,180‑square‑foot office property with five private offices; Three alcove office areas support flexible workspace needs; Conference room with cobblestone accent wall
