Mixed-Use Property with
For Sale
$250,000
4317 W Market St, Louisville, KY 40212
C2-zoned offering combines commercial buildings, an apartment, and a vacant lot with shared asphalt parking.
Property Size2,587 SF
Price / SF$96.64
Days on Market88
Property Features for 4317 W Market St
General Information
Standard status
Active
Size
2,587 SF
Total Parking Spaces
8
Property subtype
Hospitality
Zoning
C2
Occupancy
100%
Amenities
Power
Water
Sewer
Natural Gas
8 Parking Spaces
Building Details
Buildings
2
Tenancy
Multiple Tenants
Listing Agency:
Kentuckiana Realty Group, LLC
(502) 550-4593
Listed By:
Tina Campbell · License #185037
(502) 550-4593
Source:
Kcrea.resimplifi
Added: Jun 4
Changed: Aug 27
Last Checked: Aug 29 at 5:58AM
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 Kentuckiana Realty Group, LLC
Investment Insights
Based on property information with market context.
This mixed-use offering combines Lots 137 and 138 at 4317 W Market St, 139 S 44th, and 4315 W Market. Lot 137 contains two buildings, including a main structure with a large basement for storage, a barbershop, and an updated three-bedroom, two-bath apartment. A small restaurant occupies the rear building at 139 S 44th. Lot 138 is a vacant parcel with asphalt parking shared with 4313 W Market, which is not included in the sale.
The property is zoned C2 commercial, with the source describing support for restaurant, retail, office, and service-oriented uses. The barbershop and restaurant leases are month to month, while the apartment lease runs through August 1, 2026. The property is offered in its present condition, and apartment showings require 48 hours’ notice.
The property is zoned C2 commercial, with the source describing support for restaurant, retail, office, and service-oriented uses. The barbershop and restaurant leases are month to month, while the apartment lease runs through August 1, 2026. The property is offered in its present condition, and apartment showings require 48 hours’ notice.
Key Highlights
- Two lots, 137 and 138, are included in the sale
- Lot 137 includes 2 buildings with a large basement for storage
- Updated 3‑bedroom, 2‑bath apartment at 139 S 44th
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
$17,606
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
7.04%
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%
$352,120
$352.1K
Cap Rate 7%
$251,514
$251.5K
Cap Rate 9%
$195,622
$195.6K
Market Conditions
NOI Build-Up for 2,587 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
$33.8K $13.08/SF
− Vacancy
−$1.8K −$0.71/SF
EGI
$32.0K $12.37/SF
− OpEx
−$14.4K −$5.57/SF
NOI
$17.6K $6.81/SF
Area
Louisville, KY
Vacancy
5.40%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
45.00%
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%
$352,120
Cap Rate 7%
$251,514
Cap Rate 9%
$195,622
Alternative Uses
Best Use
Specialty Retail
$519.4K
$454.4K – $605.9K
NOI $36,355 @ 7.0% cap · market cap 14.54%
Second Best
Mixed Use
$439.1K
$384.2K – $512.2K
NOI $30,734 @ 7.0% cap · market cap 12.29%
Theoretical Best
Office A
$670.6K
$586.7K – $782.3K
NOI $46,939 @ 7.0% cap · market cap 18.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Pizza Hut
Dining
1,787 visits/mo
0.4 miles
Demographics for 40212, KY
16,360
Population
8,061
Households
2
Avg Household Size
38
Median Age
13%
College-Educated
81%
High-School Grad
3.8 sq mi
ZIP Area
4,305
Density / Sq Mi
$35,389
Median Household Income
$28,506
Median Earnings
$917
Median Rent
$78,100
Median Home Value
Market
Vacancy Rate% for Retail in Louisville, KY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned offering combines commercial buildings, an apartment, and a vacant lot with shared asphalt parking.
Where is this mixed-use property located?
The property is located at 4317 W Market St Louisville, KY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two lots, 137 and 138, are included in the sale; Lot 137 includes 2 buildings with a large basement for storage; Updated 3‑bedroom, 2‑bath apartment at 139 S 44th
