Building Details

Year built 2000

Building materials Steel Frame, Aluminum Siding, Concrete

Roof type Metal

Listing Agency: Eagle Realty & Development LLC Show Phone

Listed By: Jill Johnson · License #247548 Show Phone

Added: Feb 5 Changed: Aug 20 Last Checked: Aug 23 at 7:06AM

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MLS# 26002165

Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This industrial property comprises five buildings totaling 26,940 square feet on 6.332 acres. Improvements include steel-frame construction with aluminum siding and concrete elements, metal roofing, and a loading dock. The property was built in 2000 and includes on-site parking.

Unrestricted zoning supports distribution, warehouse, light industrial, and mixed commercial applications. Located at 90 Gats Way in Eubank, Kentucky, the site offers a multi-building configuration suited to owner-occupancy or multiple commercial operations.

Key Highlights

• Five buildings totaling 26,940 square feet
• Situated on 6.332 acres in Eubank, KY
• Loading dock included

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

$192,691

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

8.66%

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%

$3,853,820 $3.9M

Cap Rate 7%

$2,752,729 $2.8M

Cap Rate 9%

$2,141,011 $2.1M

Market Conditions

NOI Build-Up for 26,940 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

$323.3K $12.00/SF

− Vacancy

−$26.8K −$1.00/SF

EGI

$296.4K $11.00/SF

− OpEx

−$103.8K −$3.85/SF

NOI

$192.7K $7.15/SF

Area

Pulaski County, KY

Vacancy

8.30%

Lease Rate

$12.00 /SF/Yr

Expense Ratio

35.00%

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%

$3,853,820

Cap Rate 7%

$2,752,729

Cap Rate 9%

$2,141,011

Alternative Uses

Best Use

Flex RnD

$2.75M

$2.41M – $3.21M (±1% cap)

NOI $192,691 @ 7.0% cap · market cap 8.66%

Second Best

Warehouse

$2.27M

$1.98M – $2.65M (±1% cap)

NOI $158,783 @ 7.0% cap · market cap 7.14%

Theoretical Best

Specialty Retail

$4.59M

$4.02M – $5.35M (±1% cap)

NOI $321,275 @ 7.0% cap · market cap 14.44%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Distribution centers

Suggested Use

Top Pick Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

7

Businesses Nearby

Explore this area Business Placement

Demographics for 42567, KY

5,671

Population

2,772

Households

2

Avg Household Size

43

Median Age

15%

College-Educated

85%

High-School Grad

88.1 sq mi

ZIP Area

64

Density / Sq Mi

$48,571

Median Household Income

$37,123

Median Earnings

$788

Median Rent

$106,100

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this distribution centers located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Distribution center - Five-building industrial property with flexible commercial utility, on-site parking, and unrestricted zoning in Eubank, Kentucky.

Where is this distribution center located?

The property is located at 90 Gats Way Eubank, KY.

What is the asking price?

The asking price for this property is $2,225,000.

What are key features of this property?

This property features: Five buildings totaling 26,940 square feet; Situated on 6.332 acres in Eubank, KY; Loading dock included