Five-Building Mixed-Use
For Sale
$3,500,000
401 Hutchinson Avenue, Paducah, KY 42003
Commercial Sale, Paducah, KY
Property Size29,694 SF
Lot Size5.19 Acres
Price / SF$117.87
Days on Market52
Property Features for 401 Hutchinson Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial (40)
Subdivision
Commercial
Directions
From Mercy Health - Lourdes Hospital, turn left onto Lone Oak Road. In 1.1 miles, turn left onto Lakeview Drive. In 300 ft, turn right onto Albany. In 600 ft, turn right onto Atlanta. In .7 miles, turn left onto Hutchison Ave. Property is on the right
Standard status
Active
APN
097-20-00-008
Size
29,694 SF
Lot size
5.19 Acres
Utilities
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air, Ceiling Fan(s)
Building Details
Year built
1976
Floors in Building
2
Listing Agency:
Better Homes and Gardens Fern Leaf Group
(270) 415-5623
Listed By:
Jeffrey Pierce · License #261477
(270) 442-0253
Added: Jul 4
Changed: Aug 19
Last Checked: Aug 24 at 9:06AM
MLS# 26016590
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 portfolio comprises five commercial buildings with a combined 29,694 square feet of property area on 5.19 acres. The improvements date to 1976 and use brick and siding construction. Several rental units have been updated, and the property includes assigned parking. Heating is provided by electric and forced-air systems, while cooling includes central air and ceiling fans.
The property is located at 401 Hutchinson Avenue in Paducah, Kentucky. Infrastructure includes high-speed internet, public water and sewer, and Paducah Power electric service. The acreage provides room for additional structures, subject to applicable approvals. The portfolio also has an established rental history, with tenants screened before occupancy.
The property is located at 401 Hutchinson Avenue in Paducah, Kentucky. Infrastructure includes high-speed internet, public water and sewer, and Paducah Power electric service. The acreage provides room for additional structures, subject to applicable approvals. The portfolio also has an established rental history, with tenants screened before occupancy.
Key Highlights
- Five commercial buildings totaling 29,694 square feet
- 5.19 acres with room for additional structures
- Assigned parking included
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
$314,927
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
9.00%
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%
$6,298,540
$6.3M
Cap Rate 7%
$4,498,957
$4.5M
Cap Rate 9%
$3,499,189
$3.5M
Market Conditions
NOI Build-Up for 29,694 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
$563.0K $18.96/SF
− Vacancy
−$59.1K −$1.99/SF
EGI
$503.9K $16.97/SF
− OpEx
−$189.0K −$6.36/SF
NOI
$314.9K $10.61/SF
Area
McCracken County, KY
Vacancy
10.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
37.50%
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%
$6,298,540
Cap Rate 7%
$4,498,957
Cap Rate 9%
$3,499,189
Alternative Uses
Best Use
Mixed Use
$4.50M
$3.94M – $5.25M
NOI $314,927 @ 7.0% cap · market cap 9.00%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$6.19M
$5.41M – $7.22M
NOI $433,086 @ 7.0% cap · market cap 12.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
Explore this area
Business Placement
Demographics for 42003, KY
28,592
Population
14,132
Households
2
Avg Household Size
43
Median Age
22%
College-Educated
92%
High-School Grad
69.0 sq mi
ZIP Area
414
Density / Sq Mi
$54,052
Median Household Income
$33,566
Median Earnings
$696
Median Rent
$160,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Portfolio includes multiple commercial buildings with assigned parking, updated units, and public utilities in place.
Where is this mixed-use property located?
The property is located at 401 Hutchinson Avenue Paducah, KY.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Five commercial buildings totaling 29,694 square feet; 5.19 acres with room for additional structures; Assigned parking included
