Manufacturing Building with
New
For Sale
$1,500,000
950 Rolling Hills Ln, Winchester, KY 40391
I-1 manufacturing facility with finished offices, covered storage, and paved outdoor work areas.
Property Size12,960 SF
Lot Size1.70 Acres
Price / SF$115.74
Days on Market3
Property Features for 950 Rolling Hills Ln
General Information
Standard status
Active
Size
12,960 SF
Lot size
1.70 Acres
Property subtype
Factory
Zoning
I-1
Additional Details
Highway Access
Yes
Drive-In Doors
4
Building Details
Building Size
12,960 SF
Year Built
2008
Year Renovated
2014
Listing Agency:
SVN | Stone Commercial Real Estate Advisors
(859) 433-8911
Listed By:
John Bunch
(859) 433-8911
Source:
Thebrokerlist
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 30 at 12:54PM
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 SVN | Stone Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
The property includes a ±12,960 SF manufacturing building on 1.70 acres, with finished office and restroom areas supporting front-of-house operations. Four grade-level drive-in doors provide access to the building, while two open-sided sheds add approximately ±2,685 SF of covered storage. A 2014 addition complements the original 2003 construction, and the site includes a fully paved asphalt and concrete yard.
Located at 950 Rolling Hills Lane in Winchester, the facility is within the Winchester/Clark County Industrial Park and offers immediate access to the I-64 interchange. The property is zoned I-1, Light Industrial, and its existing improvements support manufacturing, fabrication, contractor, and service uses.
Located at 950 Rolling Hills Lane in Winchester, the facility is within the Winchester/Clark County Industrial Park and offers immediate access to the I-64 interchange. The property is zoned I-1, Light Industrial, and its existing improvements support manufacturing, fabrication, contractor, and service uses.
Key Highlights
- ±12,960 SF manufacturing building on 1.70 acres
- Four grade‑level drive‑in doors
- Two open‑sided sheds totaling ±2,685 SF of covered storage
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
$76,749
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
5.12%
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%
$1,534,980
$1.5M
Cap Rate 7%
$1,096,414
$1.1M
Cap Rate 9%
$852,767
$852.8K
Market Conditions
NOI Build-Up for 12,960 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
$116.6K $9.00/SF
− Vacancy
−$7.0K −$0.54/SF
EGI
$109.6K $8.46/SF
− OpEx
−$32.9K −$2.54/SF
NOI
$76.7K $5.92/SF
Area
Clark County, KY
Vacancy
6.00%
Lease Rate
$9.00 /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%
$1,534,980
Cap Rate 7%
$1,096,414
Cap Rate 9%
$852,767
Alternative Uses
Best Use
Industrial
$1.10M
$959.4K – $1.28M
NOI $76,749 @ 7.0% cap · market cap 5.12%
Second Best
Flex RnD
$1.02M
$890.8K – $1.19M
NOI $71,267 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$3.28M
$2.87M – $3.83M
NOI $229,921 @ 7.0% cap · market cap 15.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Explore this area
Business Placement
Demographics for 40391, KY
36,461
Population
16,125
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
90%
High-School Grad
237.3 sq mi
ZIP Area
154
Density / Sq Mi
$67,910
Median Household Income
$40,323
Median Earnings
$884
Median Rent
$197,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - I-1 manufacturing facility with finished offices, covered storage, and paved outdoor work areas.
Where is this manufacturing property located?
The property is located at 950 Rolling Hills Ln Winchester, KY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: ±12,960 SF manufacturing building on 1.70 acres; Four grade‑level drive‑in doors; Two open‑sided sheds totaling ±2,685 SF of covered storage
