Flex Property With Two
For Sale
$429,900
50 E McLaughlin Ave, Madisonville, KY 424321
COMMERCIAL - Madisonville, KY
Property Size6,000 SF
Lot Size1.00 Acre
Price / SF$71.65
Days on Market141
Property Features for 50 E McLaughlin Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Directions
Take a left onto E Mclaughlin from south main street light, properties are on the right on the corner of E McLaughlin and Grapevine Rd
Subdivision
1 - Madisonville
Standard status
Active
Size
6,000 SF
Lot size
1.00 Acre
Listing Agency:
MY KY HOMES REALTY
(270) 339-3486
Listed By:
Bonita Thorp
(270) 812-0260
Added: Mar 19
Changed: Aug 4
Last Checked: Aug 6 at 8:06PM
MLS# 121702
Copyright © 2026 Madisonville-Hopkins County Board 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 6,000-square-foot flex property includes two separate buildings and an additional vacant lot. The front building combines a large showroom with two offices, a kitchen and break area, storage, two bathrooms, and a heated bay equipped with two roll-up doors. A newer oversized pole barn provides an open layout, concrete floors, electrical service, and a large roll-up door; plumbing is stubbed for a future bathroom.
The property covers 1 acre in Madisonville, Kentucky, with C zoning. Its configuration accommodates a mix of showroom, office, storage, warehouse, and contractor-oriented functions within the existing improvements. The vacant lot provides additional space for parking, equipment, or future expansion, subject to applicable approvals.
The property covers 1 acre in Madisonville, Kentucky, with C zoning. Its configuration accommodates a mix of showroom, office, storage, warehouse, and contractor-oriented functions within the existing improvements. The vacant lot provides additional space for parking, equipment, or future expansion, subject to applicable approvals.
Key Highlights
- Two‑building flex property with an additional vacant lot
- 6000 square feet of total property size
- Front building includes showroom, 2 offices, kitchen/break area, storage, and 2 bathrooms
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
$35,814
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
8.33%
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%
$716,280
$716.3K
Cap Rate 7%
$511,629
$511.6K
Cap Rate 9%
$397,933
$397.9K
Market Conditions
NOI Build-Up for 6,000 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
$59.8K $9.96/SF
− Vacancy
−$4.7K −$0.78/SF
EGI
$55.1K $9.18/SF
− OpEx
−$19.3K −$3.21/SF
NOI
$35.8K $5.97/SF
Area
Hopkins County, KY
Vacancy
7.80%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$716,280
Cap Rate 7%
$511,629
Cap Rate 9%
$397,933
Alternative Uses
Best Use
Retail
$942.0K
$824.3K – $1.10M
NOI $65,941 @ 7.0% cap · market cap 15.34%
Second Best
Office B
$722.1K
$631.8K – $842.4K
NOI $50,544 @ 7.0% cap · market cap 11.76%
Theoretical Best
Office A
$1.01M
$885.6K – $1.18M
NOI $70,848 @ 7.0% cap · market cap 16.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 - Two-building commercial property with showroom, offices, a heated bay, and warehouse space.
Where is this flex space located?
The property is located at 50 E McLaughlin Ave Madisonville, KY.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Two‑building flex property with an additional vacant lot; 6000 square feet of total property size; Front building includes showroom, 2 offices, kitchen/break area, storage, and 2 bathrooms
