Flex Space with Drive-In
For Sale
$1,652,700
85 Breighton Blvd, Shelbyville, KY 40065
Versatile commercial building supporting retail, warehouse, and light manufacturing functions.
Property Size5,400 SF
Price / SF$306.06
Days on Market15
Property Features for 85 Breighton Blvd
General Information
Standard status
Active
Size
5,400 SF
Total Parking Spaces
32
Property subtype
Other
Zoning
C2
Amenities
Power
Water
Sewer
32 Parking Spaces
Building Details
Year Built
2016
Listing Agency:
Finish Line Realty LLC
(502) 715-1965
Listed By:
Scott Hack
(502) 715-1965
Source:
Kcrea.resimplifi
Added: Aug 18
Changed: Aug 31
Last Checked: Aug 31 at 12:37PM
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 Finish Line Realty LLC
Investment Insights
Based on property information with market context.
Built in 2016, this 5,400-square-foot flex property occupies a 1.3-acre site and combines a versatile building with drive-in doors and high ceilings. The layout supports retail storefront, warehouse, and light manufacturing functions, providing multiple commercial use configurations within a single asset.
The property is located at 85 Breighton Blvd in Shelbyville, KY, near I-64. C2 zoning and the building’s adaptable physical features further define its commercial profile.
The property is located at 85 Breighton Blvd in Shelbyville, KY, near I-64. C2 zoning and the building’s adaptable physical features further define its commercial profile.
Key Highlights
- 5,400‑square‑foot flex building on a 1.3‑acre lot
- Built in 2016
- Drive‑in doors and high ceilings
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
$53,956
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
3.26%
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%
$1,079,120
$1.1M
Cap Rate 7%
$770,800
$770.8K
Cap Rate 9%
$599,511
$599.5K
Market Conditions
NOI Build-Up for 5,400 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
$84.2K $15.60/SF
− Vacancy
−$7.2K −$1.33/SF
EGI
$77.1K $14.27/SF
− OpEx
−$23.1K −$4.28/SF
NOI
$54.0K $9.99/SF
Area
Shelby County, KY
Vacancy
8.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,079,120
Cap Rate 7%
$770,800
Cap Rate 9%
$599,511
Alternative Uses
Best Use
Retail
$770.8K
$674.5K – $899.3K
NOI $53,956 @ 7.0% cap · market cap 3.26%
Second Best
Warehouse
$662.1K
$579.4K – $772.5K
NOI $46,350 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$1.14M
$996.1K – $1.33M
NOI $79,688 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 40065, KY
32,729
Population
12,943
Households
2.5
Avg Household Size
37
Median Age
28%
College-Educated
85%
High-School Grad
167.5 sq mi
ZIP Area
195
Density / Sq Mi
$76,813
Median Household Income
$40,767
Median Earnings
$1,002
Median Rent
$254,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building supporting retail, warehouse, and light manufacturing functions.
Where is this flex space located?
The property is located at 85 Breighton Blvd Shelbyville, KY.
What is the asking price?
The asking price for this property is $1,652,700.
What are key features of this property?
This property features: 5,400‑square‑foot flex building on a 1.3‑acre lot; Built in 2016; Drive‑in doors and high ceilings
