Mixed-Use Office and
For Sale
$350,000
814 E 4th Street, Owensboro, KY 42303
Brick commercial building with showroom, private offices, climate-controlled storage, and fenced rear storage.
Property Size3,500 SF
Price / SF$100
Days on Market18
Property Features for 814 E 4th Street
General Information
Standard status
Active
Size
3,500 SF
Property subtype
Commercial Building
Amenities
Lot Size Acres: 0.51
Flat Roof, Metal Roof
Sewer Type: Municipal
Percentage of Tax that is Deductable: 0
Has Central AC: 1
Forced Air Heating, Natural Gas Heat Fuel
Sale, Sale Type: Foreclosure, Sale Type: Auction, Online Only Auction, Auction URL: https://www.preferredauctions.com/auctions/detail/bw169575, Auction Start Time: 2026-10-20 14:00:00, Auction End Time: 2026-10-21 18:00:00
One Story, Built in 1975
Property Zone Type: 200, Above Area Square Feet: 3500, City View
2 Half Baths
Water Source: Municipal, Natural Gas Available
Construction Type: Masonry - Brick
Brick Siding, Aluminum Siding
Building Details
Year Built
1975
Listing Agency:
RE/MAX Preferred & Auction
(270) 757-8436
Listed By:
Michael Miller · License #198567
(270) 792-1093
Source:
Doyle-realty
Added: Aug 31
Changed: Sep 17
Last Checked: Sep 16 at 4:47PM
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 Preferred & Auction
Investment Insights
Based on property information with market context.
This 3,500-square-foot mixed-use property combines a brick office building with a warehouse on approximately 0.51 acres. The office component includes a showroom and reception area, two private offices, two bathrooms, and a full kitchen. The 60-foot by 35-foot warehouse is heated and cooled, with an overhead door for access and fenced storage positioned behind the building.
The property includes approximately 12 parking spots, with additional parking available on the grass area. Built in 1975, the building is located at 814 E 4th Street in Owensboro’s Business District. Its combination of office accommodations, warehouse space, and exterior storage provides a functional setup for a commercial operation requiring both customer-facing and work areas.
The property includes approximately 12 parking spots, with additional parking available on the grass area. Built in 1975, the building is located at 814 E 4th Street in Owensboro’s Business District. Its combination of office accommodations, warehouse space, and exterior storage provides a functional setup for a commercial operation requiring both customer-facing and work areas.
Key Highlights
- 3,500‑square‑foot mixed‑use property on approximately 0.51 +/- acres
- 60' x 35' heated and cooled warehouse
- Showroom, reception area, 2 private offices, 2 bathrooms, and full kitchen
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
$26,775
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
7.65%
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%
$535,500
$535.5K
Cap Rate 7%
$382,500
$382.5K
Cap Rate 9%
$297,500
$297.5K
Market Conditions
NOI Build-Up for 3,500 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
$42.0K $12.00/SF
− Vacancy
−$6.3K −$1.80/SF
EGI
$35.7K $10.20/SF
− OpEx
−$8.9K −$2.55/SF
NOI
$26.8K $7.65/SF
Area
Daviess County, KY
Vacancy
15.00%
Lease Rate
$12.00 /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%
$535,500
Cap Rate 7%
$382,500
Cap Rate 9%
$297,500
Alternative Uses
Best Use
Office B
$382.5K
$334.7K – $446.3K
NOI $26,775 @ 7.0% cap · market cap 7.65%
Second Best
Mixed Use
$373.3K
$326.7K – $435.5K
NOI $26,132 @ 7.0% cap · market cap 7.47%
Theoretical Best
Specialty Retail
$626.8K
$548.4K – $731.2K
NOI $43,874 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,511
Businesses Nearby
Explore this area
Business Placement
Demographics for 42303, KY
41,877
Population
18,055
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
89%
High-School Grad
48.8 sq mi
ZIP Area
858
Density / Sq Mi
$63,010
Median Household Income
$41,272
Median Earnings
$941
Median Rent
$183,400
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick commercial building with showroom, private offices, climate-controlled storage, and fenced rear storage.
Where is this mixed-use property located?
The property is located at 814 E 4th Street Owensboro, KY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 3,500‑square‑foot mixed‑use property on approximately 0.51 +/- acres; 60' x 35' heated and cooled warehouse; Showroom, reception area, 2 private offices, 2 bathrooms, and full kitchen
