Restaurant Building with Exterior
For Sale
$649,000
8402 Hudson Ln, Louisville, KY 40291
C1-zoned restaurant with owned commercial equipment and an outdoor seating area.
Property Size1,617 SF
Price / SF$401.36
Days on Market124
Property Features for 8402 Hudson Ln
General Information
Standard status
Active
Size
1,617 SF
Total Parking Spaces
16
Property subtype
Hospitality
Zoning
C1
Restaurant
Patio
Yes
Equipment Included
Yes
Amenities
storage
Power
Water
Sewer
Natural Gas
16 Parking Spaces
Building Details
Year Built
1973
Listing Agency:
Noir Realty KY LLC
(502) 592-4358
Listed By:
Tamika DeWalt
(502) 592-4358
Source:
Kcrea.resimplifi
Added: Apr 30
Changed: Aug 29
Last Checked: Aug 30 at 1:34PM
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 Noir Realty KY LLC
Investment Insights
Based on property information with market context.
This 1,617-square-foot restaurant property was built in 1973 and is zoned C1. The building includes commercial equipment owned by the seller, along with an exterior seating area and nonconforming second-floor space that can be used for storage.
The property is positioned at the intersection of Bardstown Road and Hudson Lane, across from St. Gabriel the Archangel Church/School. It has street visibility toward Bardstown Road, and a gas station is under construction on the adjoining property. The existing configuration provides a defined restaurant setting with additional storage and outdoor seating components.
The property is positioned at the intersection of Bardstown Road and Hudson Lane, across from St. Gabriel the Archangel Church/School. It has street visibility toward Bardstown Road, and a gas station is under construction on the adjoining property. The existing configuration provides a defined restaurant setting with additional storage and outdoor seating components.
Key Highlights
- 1,617‑square‑foot restaurant property built in 1973
- C1 zoning
- Owned commercial equipment remains with the property
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
$18,194
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
2.80%
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%
$363,880
$363.9K
Cap Rate 7%
$259,914
$259.9K
Cap Rate 9%
$202,156
$202.2K
Market Conditions
NOI Build-Up for 1,617 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
$25.8K $15.96/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$24.3K $15.00/SF
− OpEx
−$6.1K −$3.75/SF
NOI
$18.2K $11.25/SF
Area
ZIP 40291
Vacancy
6.00%
Lease Rate
$15.96 /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%
$363,880
Cap Rate 7%
$259,914
Cap Rate 9%
$202,156
Alternative Uses
Best Use
Specialty Retail
$259.9K
$227.4K – $303.2K
NOI $18,194 @ 7.0% cap · market cap 2.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$340.9K
$298.3K – $397.7K
NOI $23,862 @ 7.0% cap · market cap 3.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
425
Businesses Nearby
181k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 46%
Shops & Services 41%
Apparel 11%
Groceries 2%
Roosters
Dining
26,469 visits/mo
0.4 miles
McDonald's
Dining
25,173 visits/mo
0.1 miles
Five Below
Shops & Services
22,854 visits/mo
0.4 miles
Ross Dress for Less
Apparel
19,293 visits/mo
0.4 miles
Circle K
Shops & Services
16,742 visits/mo
0.4 miles
Demographics for 40291, KY
39,719
Population
16,894
Households
2.4
Avg Household Size
41
Median Age
33%
College-Educated
94%
High-School Grad
22.6 sq mi
ZIP Area
1,757
Density / Sq Mi
$81,576
Median Household Income
$46,186
Median Earnings
$1,161
Median Rent
$264,700
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - C1-zoned restaurant with owned commercial equipment and an outdoor seating area.
Where is this conventional restaurant located?
The property is located at 8402 Hudson Ln Louisville, KY.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 1,617‑square‑foot restaurant property built in 1973; C1 zoning; Owned commercial equipment remains with the property
