446 Roy Arnold Blvd | Danville, KY 40422
Industrial
Marketing description
Rare opportunity to acquire a fully improved, secured contractor compound in the heart of Danville, Kentucky. This property combines industrial shop space, professional office, high-end residential living, basement storage, and mezzanine capacity—all within a single, highly functional asset.
Situated on 0.75 acres (32,714 SF) inside city limits and zoned IBD (Industrial Business District), the site is designed for operational efficiency with a fully paved/concrete yard, metal perimeter fencing, and gated access—ideal for contractors, fleet-based businesses, and equipment-heavy operations.
The property features two buildings totaling approximately 8,400+ SF. The main structure includes office space, a fully finished upper-level residence built to a standard above typical spec homes, and a finished/partially finished basement offering additional functional space for storage, office expansion, or flex use. The detached ~2,800 SF garage/shop building includes a 5-bay configuration with integrated mezzanine storage, maximizing usable square footage without increasing footprint.
Originally constructed in 1999 with significant updates and renovations completed in 2022, and a garage built in 2019 with expansion in 2021, the property reflects an effective age of approximately 8 years and is in excellent condition.
Located on Roy Arnold Blvd, this property offers quick access to US-127 / 4th Street, and is minutes from downtown Danville, Centre College, and Ephraim McDowell Regional Medical Center, with convenient proximity to Lexington (~35 minutes)..
This asset is ideally suited for an owner-user seeking a turnkey headquarters with on-site living, or an investor targeting a flex industrial property with multiple income streams and strong resale demand.
Investment highlights
📈 Investment Highlights
💼 Multi-Functional Asset (3 Income Channels)
- Office + Industrial + Residential in one property
- Ability to lease separately or operate as owner-user
- Creates diversified income potential vs single-use assets
🏗️ 8,400+ SF Across Two Buildings
- ~5,688 SF Office / Residential / Basement
- ~2,800 SF Detached Garage / Shop
- Mezzanine storage + basement = added usable SF not fully priced per foot
🔒 Fully Secured Contractor Yard
- Concrete / paved lot (no mud, no wasted space)
- Metal fencing + gated access
- Ideal for equipment, fleet, and material storage
- 👉 This setup alone is hard to find locally
🏠 High-End Residential Component
- ~1,800+ SF upper-level living space
- Finished above typical spec home quality
- Supports:
- Owner-user occupancy
- Executive housing
- Rental income (~$1,800–$2,500/month potential)
🧱 Excellent Condition | Low Deferred Maintenance
- Renovated/updated (2021–2022 improvements)
- Effective age ~8 years
- Minimal near-term CapEx requirements
📦 Operational Efficiency Built In
- 5-bay shop with mezzanine storage
- Finished / partially finished basement for overflow use
- Layout supports true contractor workflow (office → yard → shop)
📍 Strategic Location – Danville, KY
- Minutes to:
- Downtown Danville
- Centre College
- Ephraim McDowell Hospital
- Direct access to US-127 / 4th Street corridor
- ~35 minutes to Lexington
- 👉 Strong regional accessibility without Lexington pricing
🧠 Zoning Flexibility (IBD)
- Supports industrial, office, and service-based uses
- Reduces entitlement risk for future users
- Allows multiple operational strategies
🔁 Strong Owner-User Exit Demand
- Designed for contractors → large buyer pool at resale
- Live/work setup reduces overhead → premium to end users
- Not dependent solely on investor cap rate compression
📊 Flexible Investment Strategy
- Owner-user (primary use)
- Partial lease (shop or office + residential)
- Full lease (multi-tenant scenario)
👉 Multiple paths to stabilize and increase NOI
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