C-1 Commercial Building with
For Sale
$549,900
Pending
8107 Blue Lick Rd, Louisville, KY 40219
Versatile C-1 building with an open showroom, private 1-bedroom apartment, and 11 paved parking spaces.
Property Size3,571 SF
Days on Market429
Property Features for 8107 Blue Lick Rd
General Information
Standard status
Pending
Size
3,571 SF
Total Parking Spaces
11
Zoning
C-1
Listing Agency:
United Real Estate Louisville
(270) 769-8359
Listed By:
Jayme Burden · License #251824
(270) 769-8359
Source:
Exprealty
Added: Jun 4, 2025
Changed: Jul 21
Last Checked: Jul 21 at 12:06PM
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 United Real Estate Louisville
Investment Insights
Based on property information with market context.
This C-1 zoned commercial building includes a large open showroom with expansive front windows, a public half bath, and low-maintenance LVP flooring in the main area. The property also features a 1-bedroom apartment with a full bath, kitchenette, living area, and a separate entrance.
The building is positioned for high visibility near the entrance of Home Depot, at the corner of Blue Lick Road and Preston Highway. Access is provided via low-rise entrances, and the property includes 11 paved parking spaces.
Additional storage is available through a newer, large outbuilding suitable for inventory, equipment, or other storage needs. The combination of showroom and apartment layout supports a range of commercial uses consistent with the property’s C-1 zoning.
The building is positioned for high visibility near the entrance of Home Depot, at the corner of Blue Lick Road and Preston Highway. Access is provided via low-rise entrances, and the property includes 11 paved parking spaces.
Additional storage is available through a newer, large outbuilding suitable for inventory, equipment, or other storage needs. The combination of showroom and apartment layout supports a range of commercial uses consistent with the property’s C-1 zoning.
Key Highlights
- 3,571 SF C‑1 zoned commercial building with a large open showroom and expansive front windows
- Includes a public half bath plus a separate 1‑bedroom apartment with a full bath, kitchenette, and living area
- 11 paved parking spaces with potential for additional parking at the rear
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
$46,119
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
8.39%
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%
$922,380
$922.4K
Cap Rate 7%
$658,843
$658.8K
Cap Rate 9%
$512,433
$512.4K
Market Conditions
NOI Build-Up for 3,571 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
$75.0K $21.00/SF
− Vacancy
−$13.5K −$3.78/SF
EGI
$61.5K $17.22/SF
− OpEx
−$15.4K −$4.31/SF
NOI
$46.1K $12.92/SF
Area
Louisville, KY
Vacancy
18.00%
Lease Rate
$21.00 /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%
$922,380
Cap Rate 7%
$658,843
Cap Rate 9%
$512,433
Alternative Uses
Best Use
Office B
$658.8K
$576.5K – $768.7K
NOI $46,119 @ 7.0% cap · market cap 8.39%
Second Best
Mixed Use
$606.0K
$530.3K – $707.1K
NOI $42,423 @ 7.0% cap · market cap 7.71%
Theoretical Best
Office A
$925.6K
$809.9K – $1.08M
NOI $64,792 @ 7.0% cap · market cap 11.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
865
Businesses Nearby
Explore this area
Business Placement
Demographics for 40219, KY
40,300
Population
16,699
Households
2.4
Avg Household Size
37
Median Age
20%
College-Educated
87%
High-School Grad
14.9 sq mi
ZIP Area
2,705
Density / Sq Mi
$52,271
Median Household Income
$37,108
Median Earnings
$967
Median Rent
$186,000
Median Home Value
Market
Vacancy Rate% for Office in Louisville, KY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Versatile C-1 building with an open showroom, private 1-bedroom apartment, and 11 paved parking spaces.
Where is this live-work space located?
The property is located at 8107 Blue Lick Rd Louisville, KY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 3,571 SF C‑1 zoned commercial building with a large open showroom and expansive front windows; Includes a public half bath plus a separate 1‑bedroom apartment with a full bath, kitchenette, and living area; 11 paved parking spaces with potential for additional parking at the rear
