Built-Out Restaurant with
For Sale
$1,600,000
654 E Dixie Ave, Elizabethtown, KY 42701
Commercial restaurant property with included furnishings, kitchen equipment, and outdoor dining space.
Property Size5,300 SF
Price / SF$301.89
Days on Market414
Property Features for 654 E Dixie Ave
General Information
Standard status
Active
Size
5,300 SF
Property subtype
Retail
Zoning
Commercial
Site & Location
Pylon Signage
Yes
Traffic Count
13,000 vehicles/day
Highway Access
Yes
Restaurant
Patio
Yes
Equipment Included
Yes
Additional Details
Furnished
Yes
Listing Agency:
Hogan Real Estate
(502) 593-8816
Listed By:
Lawrence Bisig · License #301605
(502) 593-8816
Source:
Kcrea.resimplifi
Added: Jul 14, 2025
Changed: Aug 29
Last Checked: Aug 31 at 1:30PM
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 Hogan Real Estate
Investment Insights
Based on property information with market context.
This conventional restaurant property includes 5,300 SF of indoor dining space and a 1,700 SF outdoor patio. Furniture, equipment, and most kitchen appliances are included, supporting continued restaurant operations from an established build-out. The property is zoned Commercial.
Located at 654 E Dixie Ave in Elizabethtown, the site receives exposure to nearly 13,000 vehicles per day on E. Dixie Avenue and an additional 70,500 VPD on I-65. A 40-foot sign is visible from I-65, and the property is included on the Exit 91C food signage. Elizabethtown Sports Park is four miles away and draws families and local sports teams to the area.
Located at 654 E Dixie Ave in Elizabethtown, the site receives exposure to nearly 13,000 vehicles per day on E. Dixie Avenue and an additional 70,500 VPD on I-65. A 40-foot sign is visible from I-65, and the property is included on the Exit 91C food signage. Elizabethtown Sports Park is four miles away and draws families and local sports teams to the area.
Key Highlights
- 5,300 SF of indoor dining space
- 1,700 SF outdoor patio
- Furniture, equipment, and most kitchen appliances included
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
$63,062
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
3.94%
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%
$1,261,240
$1.3M
Cap Rate 7%
$900,886
$900.9K
Cap Rate 9%
$700,689
$700.7K
Market Conditions
NOI Build-Up for 5,300 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
$87.1K $16.44/SF
− Vacancy
−$3.0K −$0.58/SF
EGI
$84.1K $15.86/SF
− OpEx
−$21.0K −$3.97/SF
NOI
$63.1K $11.90/SF
Area
Hardin County, KY
Vacancy
3.50%
Lease Rate
$16.44 /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%
$1,261,240
Cap Rate 7%
$900,886
Cap Rate 9%
$700,689
Alternative Uses
Best Use
Specialty Retail
$900.9K
$788.3K – $1.05M
NOI $63,062 @ 7.0% cap · market cap 3.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$959.5K
$839.5K – $1.12M
NOI $67,162 @ 7.0% cap · market cap 4.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Balanced
Demand for This Use
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial restaurant property with included furnishings, kitchen equipment, and outdoor dining space.
Where is this conventional restaurant located?
The property is located at 654 E Dixie Ave Elizabethtown, KY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 5,300 SF of indoor dining space; 1,700 SF outdoor patio; Furniture, equipment, and most kitchen appliances included
