Strip Mall with Office and
For Sale
$1,999,999
536 W Dixie Ave, Elizabethtown, KY 42701
Includes two office buildings, a warehouse, central air, and on-site parking.
Property Size20,865 SF
Price / SF$95.85
Days on Market76
Property Features for 536 W Dixie Ave
General Information
Standard status
Active
Size
20,865 SF
Property subtype
Retail
Zoning
C-3
Amenities
Power
Natural Gas
Building Details
Year Built
1999
Listing Agency:
RE/MAX Executive Group, Inc.
(270) 268-0111
Listed By:
Janet Perkins
(270) 268-0111
Source:
Kcrea.resimplifi
Added: Jun 17
Changed: Aug 30
Last Checked: Aug 26 at 12:18PM
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 RE/MAX Executive Group, Inc.
Investment Insights
Based on property information with market context.
This strip mall in Elizabethtown, Kentucky, includes three separate buildings configured with two office buildings and one warehouse. The improvements total 20,865 square feet on a 2.72-acre site and were built in 1999. Central air is included, supporting the office component and overall building functionality.
The property is located at 536 W Dixie Avenue and provides 30 on-site parking spaces. Its combination of office and warehouse improvements creates a varied commercial configuration within a single property.
The property is located at 536 W Dixie Avenue and provides 30 on-site parking spaces. Its combination of office and warehouse improvements creates a varied commercial configuration within a single property.
Key Highlights
- Three‑building strip mall with two office buildings and one warehouse
- 20,865 square feet of improvements on 2.72 acres
- 30 on‑site parking spaces
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
$142,813
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
7.14%
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%
$2,856,260
$2.9M
Cap Rate 7%
$2,040,186
$2.0M
Cap Rate 9%
$1,586,811
$1.6M
Market Conditions
NOI Build-Up for 20,865 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
$180.3K $8.64/SF
− Vacancy
−$12.3K −$0.59/SF
EGI
$168.0K $8.05/SF
− OpEx
−$25.2K −$1.21/SF
NOI
$142.8K $6.84/SF
Area
Hardin County, KY
Vacancy
6.80%
Lease Rate
$8.64 /SF/Yr
Expense Ratio
15.00%
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%
$2,856,260
Cap Rate 7%
$2,040,186
Cap Rate 9%
$1,586,811
Alternative Uses
Best Use
Retail
$3.29M
$2.88M – $3.84M
NOI $230,510 @ 7.0% cap · market cap 11.53%
Second Best
Office B
$2.85M
$2.49M – $3.33M
NOI $199,522 @ 7.0% cap · market cap 9.98%
Theoretical Best
Office A
$3.78M
$3.31M – $4.41M
NOI $264,401 @ 7.0% cap · market cap 13.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
823
Businesses Nearby
Explore this area
Business Placement
Demographics for 42701, KY
52,731
Population
23,565
Households
2.2
Avg Household Size
40
Median Age
28%
College-Educated
94%
High-School Grad
161.8 sq mi
ZIP Area
326
Density / Sq Mi
$68,715
Median Household Income
$44,251
Median Earnings
$902
Median Rent
$235,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Includes two office buildings, a warehouse, central air, and on-site parking.
Where is this strip mall located?
The property is located at 536 W Dixie Ave Elizabethtown, KY.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: Three‑building strip mall with two office buildings and one warehouse; 20,865 square feet of improvements on 2.72 acres; 30 on‑site parking spaces
