Flexible Retail
For Sale
$2,850,000
440 E Brannon Rd, Nicholasville, KY 40356
Open-plan commercial space with polished concrete and luxury vinyl flooring.
Property Size15,000 SF
Price / SF$191.53
Days on Market22
Property Features for 440 E Brannon Rd
General Information
Standard status
Active
Size
15,000 SF
Property subtype
Commercial
Building Details
Year Built
2012
Buildings
1
Building Size
15,000 SF
Listing Agency:
Napier Realtors
(606) 677-0059
Listed By:
Lake Cumberland Real Estate Professional
(606) 677-0059
Source:
Lakecumberlandky
Added: Aug 8
Changed: Aug 29
Last Checked: Aug 29 at 4:44PM
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 Napier Realtors
Investment Insights
Based on property information with market context.
This retail property is a 2012-built commercial building with an expansive open interior and a modern industrial finish package. Polished concrete and luxury vinyl flooring support a range of interior concepts, while the layout can accommodate retail, medical, office, fitness, entertainment, or multi-tenant use as described for the property.
The building is located at 440 E Brannon Rd in Nicholasville, within Brannon Crossing. The surrounding commercial setting includes shopping, restaurants, entertainment venues, medical offices, hotels, and growing residential communities. Abundant parking and visibility within the destination provide practical support for a variety of business formats.
The building is located at 440 E Brannon Rd in Nicholasville, within Brannon Crossing. The surrounding commercial setting includes shopping, restaurants, entertainment venues, medical offices, hotels, and growing residential communities. Abundant parking and visibility within the destination provide practical support for a variety of business formats.
Key Highlights
- 2012‑built retail property at 440 E Brannon Rd, Nicholasville, KY 40356
- Expansive open floor plan supports flexible interior planning
- Modern industrial finish with polished concrete and luxury vinyl flooring
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
$141,591
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
4.97%
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%
$2,831,820
$2.8M
Cap Rate 7%
$2,022,729
$2.0M
Cap Rate 9%
$1,573,233
$1.6M
Market Conditions
NOI Build-Up for 14,880 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
$214.3K $14.40/SF
− Vacancy
−$12.0K −$0.81/SF
EGI
$202.3K $13.59/SF
− OpEx
−$60.7K −$4.08/SF
NOI
$141.6K $9.52/SF
Area
Jessamine County, KY
Vacancy
5.60%
Lease Rate
$14.40 /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%
$2,831,820
Cap Rate 7%
$2,022,729
Cap Rate 9%
$1,573,233
Alternative Uses
Best Use
Retail
$2.02M
$1.77M – $2.36M
NOI $141,591 @ 7.0% cap · market cap 4.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.77M
$3.30M – $4.40M
NOI $263,983 @ 7.0% cap · market cap 9.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Explore this area
Business Placement
Demographics for 40356, KY
44,381
Population
17,934
Households
2.5
Avg Household Size
39
Median Age
31%
College-Educated
90%
High-School Grad
139.5 sq mi
ZIP Area
318
Density / Sq Mi
$75,264
Median Household Income
$41,427
Median Earnings
$1,020
Median Rent
$246,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Open-plan commercial space with polished concrete and luxury vinyl flooring.
Where is this retail space located?
The property is located at 440 E Brannon Rd Nicholasville, KY.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: 2012‑built retail property at 440 E Brannon Rd, Nicholasville, KY 40356; Expansive open floor plan supports flexible interior planning; Modern industrial finish with polished concrete and luxury vinyl flooring
