Industrial Warehouse with
For Sale
Contact for pricing
8301 Cane Run Rd, Louisville, KY 40258
Industrial facility includes office space, mezzanine storage, LED lighting, and a newly installed roof.
Property Size50,340 SF
Price / SF$89
Days on Market135
Property Features for 8301 Cane Run Rd
General Information
Standard status
Active
Size
50,340 SF
Property subtype
INDUSTRIAL
Listing Agency:
CBRE Inc.
(502) 744-7641
Listed By:
Doug Butcher
(502) 744-7641
Source:
Moodyscre
Added: Mar 31
Changed: Jul 28
Last Checked: Jul 28 at 4:30PM
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 CBRE Inc.
Investment Insights
Based on property information with market context.
This industrial warehouse property offers a total facility of 50,340± SF on 4.6 acres, including 1,200 SF of office space and mezzanine storage. The warehouse is supported by LED warehouse lighting and 24'-30' clear height, and the roof has been newly installed.
The site is located within Louisville’s Riverport Industrial market in an established business park and is described as providing access to major transportation hubs.
Additional facility support includes a large 2-inch water line with recycled water capabilities and 1,600 amps of electrical service, helping accommodate a range of industrial requirements.
The site is located within Louisville’s Riverport Industrial market in an established business park and is described as providing access to major transportation hubs.
Additional facility support includes a large 2-inch water line with recycled water capabilities and 1,600 amps of electrical service, helping accommodate a range of industrial requirements.
Key Highlights
- 50,340± SF industrial facility on 4.6 acres in an established business park at 8301 Cane Run Road
- 1,200 SF office space plus mezzanine storage
- Newly installed roof
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
$407,000
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
9.08%
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%
$8,140,000
$8.1M
Cap Rate 7%
$5,814,286
$5.8M
Cap Rate 9%
$4,522,222
$4.5M
Market Conditions
NOI Build-Up for 50,340 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
$501.4K $9.96/SF
− Vacancy
−$22.6K −$0.45/SF
EGI
$478.8K $9.51/SF
− OpEx
−$71.8K −$1.43/SF
NOI
$407.0K $8.09/SF
Area
Louisville, KY
Vacancy
4.50%
Lease Rate
$9.96 /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%
$8,140,000
Cap Rate 7%
$5,814,286
Cap Rate 9%
$4,522,222
Alternative Uses
Best Use
Office B
$9.29M
$8.13M – $10.84M
NOI $650,141 @ 7.0% cap · market cap 14.51%
Second Best
Warehouse
$5.81M
$5.09M – $6.78M
NOI $407,000 @ 7.0% cap · market cap 9.08%
Theoretical Best
Office A
$13.05M
$11.42M – $15.22M
NOI $913,369 @ 7.0% cap · market cap 20.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 40258, KY
26,807
Population
11,568
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
88%
High-School Grad
11.7 sq mi
ZIP Area
2,291
Density / Sq Mi
$66,263
Median Household Income
$42,525
Median Earnings
$1,146
Median Rent
$173,100
Median Home Value
Market
Vacancy Rate% for Office in Louisville, KY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility includes office space, mezzanine storage, LED lighting, and a newly installed roof.
Where is this warehouse located?
The property is located at 8301 Cane Run Rd Louisville, KY.
What is the asking price?
The asking price for this property is $4,480,260.
What are key features of this property?
This property features: 50,340± SF industrial facility on 4.6 acres in an established business park at 8301 Cane Run Road; 1,200 SF office space plus mezzanine storage; Newly installed roof
