Flexible Industrial
For Sale
$2,850,000
440 E Brannon Road, Nicholasville, KY 40356
Commercial Sale, Nicholasville, KY
Property Size15,000 SF
Lot Size1.10 Acres
Price / SF$191.53
Days on Market53
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
Electric (Heating), Zoned, Forced Air
Cooling system
Multi Units, Zoned, Central Air
Building Details
Year built
2012
Floors in Building
1
Building materials
Block, Concrete
Listing Agency:
Real Broker, LLC - Lexington
(855) 554-2075
Listed By:
Nicholas Ratliff
(859) 351-9796
Added: Aug 4
Changed: Sep 17
Last Checked: Sep 25 at 9:06AM
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 2012 flex property offers a broad open interior with polished concrete and luxury vinyl flooring, creating a practical foundation for retail, office, medical, fitness, entertainment, or multi-tenant use. Block and concrete construction, zoned heating and cooling, central air, and electric forced-air heat support the building’s commercial functionality. Open parking and public sewer are also in place.
The property occupies 1.097 acres at 440 E Brannon Road in Nicholasville, within Brannon Crossing. The surrounding commercial setting includes shopping, restaurants, entertainment, medical offices, hotels, and residential communities. The site is positioned in a Central Kentucky retail and commercial destination with established visitor activity and convenient access to nearby services.
The property occupies 1.097 acres at 440 E Brannon Road in Nicholasville, within Brannon Crossing. The surrounding commercial setting includes shopping, restaurants, entertainment, medical offices, hotels, and residential communities. The site is positioned in a Central Kentucky retail and commercial destination with established visitor activity and convenient access to nearby services.
Key Highlights
- 1.097‑acre commercial site in Brannon Crossing
- B‑2 zoning supports a commercial property setting
- 2012 construction with block and concrete materials
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
Industrial
$1.26M
$1.10M – $1.47M
NOI $88,119 @ 7.0% cap · market cap 3.09%
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
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
344
Businesses Nearby
Balanced
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Open-plan commercial space with polished concrete, luxury vinyl flooring, B-2 zoning, and adaptable interior planning.
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: 1.097‑acre commercial site in Brannon Crossing; B‑2 zoning supports a commercial property setting; 2012 construction with block and concrete materials
