All-Brick Duplex Near Fort
New
For Sale
$254,900
465 & 467 S Atcher Street, Radcliff, KY 40160
Multi-Family, Radcliff, KY
Property Size2,195 SF
Lot Size0.32 Acres
Price / SF$116.13
Days on Market3
Property Features for 465 & 467 S Atcher Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 1, Bedroom 3, Bathroom 3, Bedroom 4, Bedroom 5, Bathroom 2, Bedroom 2
Subdivision
University Acres
Lot features
In City Limits
Elementary school
Radcliff
Middle school
Radcliff
High school
North Hardin
Directions
From US 31W (Dixie Blvd) in Radcliff, take W Lincoln Trail Blvd, then turn left onto S Atcher St. Property is a short distance down on the right. All-brick one-story duplex - 465 and 467 share the building; the 465 side has the attached one-car garage. No sign on property.
Standard status
Active
Lot size
0.32 Acres
Amenities
washer and dryer hookups
private patio
private entrance
Building Details
Year built
1973
Number of units
2
Roof type
Shingle
Listing Agency:
EXECUTIVE GROUP PROP MGRS
(270) 352-1000
Listed By:
Greg Stancill · License #210198
(270) 272-3786
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 17 at 12:06PM
MLS# HK2603897
Copyright © 2026 Heart of Kentucky Association of Realtors. 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 one-story duplex contains 2,195 square feet across two separately metered residences on a level 0.32-acre lot. Built in 1973, the all-brick property has a shingle roof, crawl space foundation, dedicated entrances, and individual parking. Both units are occupied and professionally managed.
The 465 S Atcher residence offers 2 bedrooms, 2 full baths, approximately 1,097 square feet, an attached one-car garage, updated bath, new LVP and tile flooring, washer and dryer hookups, and a private rear patio. Its water heater was replaced in 2024. The 467 S Atcher unit includes 2 bedrooms, 1 full bath, approximately 1,098 square feet, a private entrance, washer and dryer hookups, and off-street parking. Both residences use all-electric heat pump systems with central air and have no gas service or combustion appliances.
Located within Radcliff city limits in the University Acres subdivision, the property is near Fort Knox, US 31W, shopping, and schools. Existing management can remain in place, subject to buyer preference.
The 465 S Atcher residence offers 2 bedrooms, 2 full baths, approximately 1,097 square feet, an attached one-car garage, updated bath, new LVP and tile flooring, washer and dryer hookups, and a private rear patio. Its water heater was replaced in 2024. The 467 S Atcher unit includes 2 bedrooms, 1 full bath, approximately 1,098 square feet, a private entrance, washer and dryer hookups, and off-street parking. Both residences use all-electric heat pump systems with central air and have no gas service or combustion appliances.
Located within Radcliff city limits in the University Acres subdivision, the property is near Fort Knox, US 31W, shopping, and schools. Existing management can remain in place, subject to buyer preference.
Key Highlights
- 2,195 square feet combined on a level 0.32‑acre lot
- Two occupied units with separate meters, entrances, and parking
- 465 S Atcher: 2 bedrooms, 2 full baths, approximately 1,097 square feet
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
$18,917
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
7.42%
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%
$378,340
$378.3K
Cap Rate 7%
$270,243
$270.2K
Cap Rate 9%
$210,189
$210.2K
Market Conditions
NOI Build-Up for 2,195 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
$28.4K $12.96/SF
− Vacancy
−$1.4K −$0.65/SF
EGI
$27.0K $12.31/SF
− OpEx
−$8.1K −$3.69/SF
NOI
$18.9K $8.62/SF
Area
Hardin County, KY
Vacancy
5.00%
Lease Rate
$12.96 /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%
$378,340
Cap Rate 7%
$270,243
Cap Rate 9%
$210,189
Alternative Uses
Best Use
Multifamily LT 5
$270.2K
$236.5K – $315.3K
NOI $18,917 @ 7.0% cap · market cap 7.42%
Second Best
Apartment 5plus
$251.0K
$219.6K – $292.9K
NOI $17,571 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$397.4K
$347.7K – $463.6K
NOI $27,815 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
549
Businesses Nearby
Explore this area
Business Placement
Demographics for 40160, KY
23,582
Population
9,991
Households
2.4
Avg Household Size
37
Median Age
15%
College-Educated
89%
High-School Grad
17.1 sq mi
ZIP Area
1,379
Density / Sq Mi
$59,293
Median Household Income
$34,373
Median Earnings
$889
Median Rent
$161,500
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 Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied, separately metered two-unit property with dedicated entrances and parking.
Where is this duplex located?
The property is located at 465 & 467 S Atcher Street Radcliff, KY.
What is the asking price?
The asking price for this property is $254,900.
What are key features of this property?
This property features: 2,195 square feet combined on a level 0.32‑acre lot; Two occupied units with separate meters, entrances, and parking; 465 S Atcher: 2 bedrooms, 2 full baths, approximately 1,097 square feet
