Open-Plan Flex
New
For Sale
$2,850,000
440 E Brannon Road, Nicholasville, KY 40356
COMMERCIAL - Nicholasville, KY
Property Size15,000 SF
Lot Size1.10 Acres
Price / SF$191.53
Days on Market6
Property Features for 440 E Brannon Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-2
Zoning description
B-2 Highway Business District
Parking
38
Parking features
Open
Security features
Security System
Subdivision
Brannon Crossing
Directions
From Man O War left into Brannon Crossing, E Brannon, Building is on Right
Standard status
Active
APN
067-00-00-001.06
Size
14,880 SF
Lot size
1.10 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Zoned, Electric (Heating)
Cooling system
Central Air, Zoned, Multi Units
Building Details
Year built
2012
Floors in Building
1
Building materials
Block, Concrete
Listing Agency:
Real Broker, LLC - Lexington
(855) 554-2075
Listed By:
Penny Havens
(859) 684-5313
Added: Aug 4
Changed: Aug 7
Last Checked: Aug 9 at 6:06PM
MLS# 26021085
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 14,880-square-foot flex property, built in 2012, provides a broad open layout suited to a range of commercial configurations. Interior finishes include polished concrete and luxury vinyl flooring, while zoned electric forced-air heating and multi-unit central air support the building. Block and concrete construction adds to the physical profile of the asset.
The property occupies 1.097 acres at 440 E Brannon Road in Nicholasville, within the Brannon Crossing commercial destination. Nearby context includes shopping, restaurants, entertainment, medical offices, hotels, and residential communities. Open parking, public sewer, and approximately 15,000 square feet of building area provide additional practical considerations for businesses evaluating the site.
The property occupies 1.097 acres at 440 E Brannon Road in Nicholasville, within the Brannon Crossing commercial destination. Nearby context includes shopping, restaurants, entertainment, medical offices, hotels, and residential communities. Open parking, public sewer, and approximately 15,000 square feet of building area provide additional practical considerations for businesses evaluating the site.
Key Highlights
- 14,880‑square‑foot flex property on 1.097 acres
- B‑2 zoning with public sewer service
- Open layout 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
$209,237
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
7.34%
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%
$4,184,740
$4.2M
Cap Rate 7%
$2,989,100
$3.0M
Cap Rate 9%
$2,324,856
$2.3M
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
$321.4K $21.60/SF
− Vacancy
−$42.4K −$2.85/SF
EGI
$279.0K $18.75/SF
− OpEx
−$69.7K −$4.69/SF
NOI
$209.2K $14.06/SF
Area
Jessamine County, KY
Vacancy
13.20%
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%
$4,184,740
Cap Rate 7%
$2,989,100
Cap Rate 9%
$2,324,856
Alternative Uses
Best Use
Office B
$2.99M
$2.62M – $3.49M
NOI $209,237 @ 7.0% cap · market cap 7.34%
Second Best
Retail
$2.02M
$1.77M – $2.36M
NOI $141,591 @ 7.0% cap · market cap 4.97%
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
205
Businesses Nearby
Well-served
Demand for This Use
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 Office 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?
Flex space - Adaptable commercial building with polished concrete, luxury vinyl flooring, and B-2 zoning.
Where is this flex space located?
The property is located at 440 E Brannon Road 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: 14,880‑square‑foot flex property on 1.097 acres; B‑2 zoning with public sewer service; Open layout with polished concrete and luxury vinyl flooring
