22.8 Acres | I-2 Industrial Zoning
Rail Adjacent Development Opportunity
Infrastructure Accessible · Strategic Industrial Positioning
02 / Site Intelligence
Interactive Site Overview
Click any hotspot to explore the site's infrastructure advantages. Each utility represents a de-risked development factor.
Click any pin on the site map to reveal detailed infrastructure intelligence for that utility or access point.
03 / Development Scenarios
Concept Scenarios
Four distinct development paths, each optimized for a different capital strategy and exit profile.
04 / Valuation Strategy
Interactive Valuation
Adjust the price-per-acre slider to model total site valuation. Toggle buyer type to see adjusted underwriting commentary.
A developer buyer underwrites land cost against projected vertical construction ROI. At this price range, a 200,000 SF flex campus pencils at a 7.5–8.5% yield-on-cost, well above prevailing cap rates. The rail adjacency and I-2 zoning justify a premium over comparable non-rail sites.
05 / Capital Intelligence
Target Buyer Intelligence
Five distinct buyer profiles, each with a tailored strategic pitch angle and site fit analysis.
06 / Market Intelligence
Market Data Snapshot
Louisville MSA industrial fundamentals and Oldham County demographic context.
I-2 Land Scarcity
I-2 zoned land in Oldham County is functionally irreplaceable. Rezoning timelines of 18–36 months and political resistance to new industrial zoning mean that existing I-2 parcels command a structural scarcity premium. This 22.8-acre site represents one of the last large-format I-2 development opportunities in the Louisville eastern corridor.
Industrial Absorption Trend
The Louisville MSA absorbed over 4.2 million SF of industrial space in 2024, driven by e-commerce, automotive supply chain, and regional distribution. Demand continues to outpace supply, with new deliveries pre-leased at record rates. Spec development in the 50,000–200,000 SF range is achieving NNN rents of $8.50–$12.00 PSF.
Demographic Demand Driver
Oldham County's median household income of $95,000+ creates direct demand for RV/boat storage, contractor services, and last-mile delivery. The county's population has grown 18% since 2010, with continued residential development driving industrial service demand. This site sits at the intersection of residential growth and industrial infrastructure.
Rail Infrastructure Premium
CSX-adjacent industrial sites in the Louisville MSA trade at a documented 15–25% premium over comparable non-rail sites. As supply chain resilience and nearshoring continue to drive industrial demand, rail-served sites are increasingly sought by manufacturers, distributors, and logistics operators seeking multimodal capability.
07 / Development Timeline
Path to Stabilization
A clear, executable development timeline from raw land acquisition to stabilized institutional-grade asset.
Raw Land
- Site acquisition & closing
- Boundary & ALTA survey
- Environmental Phase I/II
- Preliminary utility coordination
Engineered Site
- Civil engineering & grading plan
- Utility extension agreements
- Zoning entitlement confirmation
- Site plan approval
Vertical Construction
- Building permit issuance
- Foundation & structural steel
- Mechanical / electrical rough-in
- Tenant finish & CO
Stabilized Asset
- Lease-up to 90%+ occupancy
- Stabilized NOI achieved
- Refinance or disposition
- Exit to institutional buyer
Raw Land
- · Site acquisition & closing
- · Boundary & ALTA survey
- · Environmental Phase I/II
- · Preliminary utility coordination
Engineered Site
- · Civil engineering & grading plan
- · Utility extension agreements
- · Zoning entitlement confirmation
- · Site plan approval
Vertical Construction
- · Building permit issuance
- · Foundation & structural steel
- · Mechanical / electrical rough-in
- · Tenant finish & CO
Stabilized Asset
- · Lease-up to 90%+ occupancy
- · Stabilized NOI achieved
- · Refinance or disposition
- · Exit to institutional buyer
Access the
Confidential Deal Room
Full proposal, concept drawings, utility summary, and engineering documents available to qualified parties upon request.