Two-Unit Duplex with
For Sale
$285,000
415417 415-417 Oak St, Lexington, KY 40508
Each residence includes two bedrooms and one full bathroom, with tenants on month-to-month leases.
Property Size1,316 SF
Price / SF$216.57
Days on Market19
Property Features for 415417 415-417 Oak St
General Information
Standard status
Active
Size
1,316 SF
Property subtype
Multi-Family
Building Details
Year Built
1977
Listing Agency:
Allied Realty
(859) 489-5943
Listed By:
Susy Esquivel · License #211767
Source:
Sellkentucky
Added: Aug 11
Changed: Aug 28
Last Checked: Aug 29 at 12:03PM
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 Allied Realty
Investment Insights
Based on property information with market context.
This 1,316-square-foot duplex was built in 1977 and contains two residences, each configured with two bedrooms and one full bathroom. Both units are occupied under month-to-month lease terms, and a separate storage unit on the property conveys with the sale.
The property is near shopping, schools, restaurants, and major roadways in Lexington. Its two-unit layout, existing tenancy, and on-site storage provide a straightforward multifamily configuration for an investor or future owner-occupant.
The property is near shopping, schools, restaurants, and major roadways in Lexington. Its two-unit layout, existing tenancy, and on-site storage provide a straightforward multifamily configuration for an investor or future owner-occupant.
Key Highlights
- Two‑unit duplex totaling 1,316 square feet
- Each unit has 2 bedrooms and 1 full bathroom
- Both tenants currently occupy the property under month‑to‑month leases
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
$10,933
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
3.84%
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%
$218,660
$218.7K
Cap Rate 7%
$156,186
$156.2K
Cap Rate 9%
$121,478
$121.5K
Market Conditions
NOI Build-Up for 1,316 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
$16.4K $12.48/SF
− Vacancy
−$805 −$0.61/SF
EGI
$15.6K $11.87/SF
− OpEx
−$4.7K −$3.56/SF
NOI
$10.9K $8.31/SF
Area
Lexington, KY
Vacancy
4.90%
Lease Rate
$12.48 /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%
$218,660
Cap Rate 7%
$156,186
Cap Rate 9%
$121,478
Alternative Uses
Best Use
Multifamily LT 5
$156.2K
$136.7K – $182.2K
NOI $10,933 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$141.7K
$124.0K – $165.3K
NOI $9,918 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$274.2K
$239.9K – $319.9K
NOI $19,193 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
529
Businesses Nearby
Explore this area
Business Placement
Demographics for 40508, KY
25,586
Population
11,458
Households
2.2
Avg Household Size
26
Median Age
36%
College-Educated
86%
High-School Grad
4.2 sq mi
ZIP Area
6,092
Density / Sq Mi
$28,040
Median Household Income
$13,316
Median Earnings
$900
Median Rent
$174,900
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?
Duplex - Each residence includes two bedrooms and one full bathroom, with tenants on month-to-month leases.
Where is this duplex located?
The property is located at 415417 415-417 Oak St Lexington, KY.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,316 square feet; Each unit has 2 bedrooms and 1 full bathroom; Both tenants currently occupy the property under month‑to‑month leases
