Three-Property Shopping Center
For Sale
$5,095,000
5346 Dixie Hwy, Louisville, KY 40216
Multi-tenant retail portfolio with restaurant, drive-through, and national retail occupancy along Dixie Highway.
Property Size20,000 SF
Price / SF$254.75
Days on Market139
Property Features for 5346 Dixie Hwy
General Information
Standard status
Active
Size
20,000 SF
Property subtype
Investment
Zoning
C2
Site & Location
Drive-Thru
Yes
Anchor Co-Tenants
Hardee's, Mattress Firm
Highway Access
Yes
Road Access
Yes
Amenities
signalized entrance
Building Details
Buildings
3
Tenancy
Multi
Listing Agency:
TRIO Commercial Property Group
(502) 210-0758
Listed By:
Michael Tabor · License #209520
(502) 210-0758
Source:
Kcrea.resimplifi
Added: Apr 14
Changed: Aug 30
Last Checked: Aug 30 at 1:36AM
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 TRIO Commercial Property Group
Investment Insights
Based on property information with market context.
This three-property retail portfolio totals 20,000 square feet and combines quick-service restaurant, full-service restaurant, and retail tenancy. The assets include a Hardee’s drive-through restaurant, Mattress Firm, and Umami Buffet. The properties are zoned C2 and operate under a triple-net lease structure.
The portfolio is located at 5346, 5352, and 5362 Dixie Hwy in Louisville, Kentucky. Access is provided by a signalized entrance along the Dixie Highway corridor. The development is anchored by a Walmart Neighborhood Market, adding an established grocery component to the surrounding retail setting.
The combination of multiple properties, varied retail and restaurant uses, and an on-site drive-through component creates a diversified commercial configuration.
The portfolio is located at 5346, 5352, and 5362 Dixie Hwy in Louisville, Kentucky. Access is provided by a signalized entrance along the Dixie Highway corridor. The development is anchored by a Walmart Neighborhood Market, adding an established grocery component to the surrounding retail setting.
The combination of multiple properties, varied retail and restaurant uses, and an on-site drive-through component creates a diversified commercial configuration.
Key Highlights
- Three‑property portfolio totaling 20,000 square feet
- Tenancy includes Hardee’s, Mattress Firm, and Umami Buffet
- Drive‑through restaurant component
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
$287,640
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
5.65%
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%
$5,752,800
$5.8M
Cap Rate 7%
$4,109,143
$4.1M
Cap Rate 9%
$3,196,000
$3.2M
Market Conditions
NOI Build-Up for 20,000 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
$408.0K $20.40/SF
− Vacancy
−$24.5K −$1.22/SF
EGI
$383.5K $19.18/SF
− OpEx
−$95.9K −$4.79/SF
NOI
$287.6K $14.38/SF
Area
ZIP 40216
Vacancy
6.00%
Lease Rate
$20.40 /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%
$5,752,800
Cap Rate 7%
$4,109,143
Cap Rate 9%
$3,196,000
Alternative Uses
Best Use
Specialty Retail
$4.11M
$3.60M – $4.79M
NOI $287,640 @ 7.0% cap · market cap 5.65%
Second Best
Retail
$3.55M
$3.11M – $4.14M
NOI $248,640 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$5.13M
$4.49M – $5.98M
NOI $359,040 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
678
Businesses Nearby
450k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Shops & Services 26%
Home Improvements & Furnishings 15%
Groceries 9%
Chick-fil-A
Dining
46,852 visits/mo
0.2 miles
Walmart Neighborhood Market
Groceries
41,641 visits/mo
0.0 miles
Lowe's
Home Improvements & Furnishings
34,662 visits/mo
0.3 miles
Hobby Lobby
Shops & Services
30,996 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
28,778 visits/mo
0.5 miles
Demographics for 40216, KY
43,434
Population
19,257
Households
2.3
Avg Household Size
40
Median Age
14%
College-Educated
87%
High-School Grad
15.7 sq mi
ZIP Area
2,766
Density / Sq Mi
$50,211
Median Household Income
$35,503
Median Earnings
$883
Median Rent
$154,500
Median Home Value
Market
Vacancy Rate% for Retail in Louisville, KY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Multi-tenant retail portfolio with restaurant, drive-through, and national retail occupancy along Dixie Highway.
Where is this shopping center located?
The property is located at 5346 Dixie Hwy Louisville, KY.
What is the asking price?
The asking price for this property is $5,095,000.
What are key features of this property?
This property features: Three‑property portfolio totaling 20,000 square feet; Tenancy includes Hardee’s, Mattress Firm, and Umami Buffet; Drive‑through restaurant component
