Commercial Property Buyers in Kentuckiana
Kentuckiana Commercial Co. acquires commercial buildings, small multifamily, retail, office, mixed-use, industrial, and special-use property across Southern Indiana and the Louisville metro — directly from owners who need a practical alternative to a listed sale. Local decision-making, capital in place, and a discreet, certain close.
Commercial property we buy
We buy across every major asset class — as-is, occupied or vacant, stabilized or struggling. Five-plus-unit multifamily trades as commercial; one-to-four-unit residential goes to our sibling company, Mortgage Forfeiture.
View all property types →Commercial Building
Freestanding and multi-tenant commercial buildings, as-is.
Small Multifamily (5+)
Five-plus-unit buildings, stabilized or value-add.
Apartment Building
Larger apartment communities and complexes.
Retail
Strip centers, storefronts, and freestanding retail.
Office
Single-tenant, multi-tenant, and medical office.
Warehouse & Industrial
Warehouses, flex space, and light industrial.
Mixed-Use
Storefront-with-apartments and commercial-over-residential.
Special-Use
Self-storage, hospitality, churches, daycares, and more.
Situations we handle
Owners usually come to a direct buyer with a problem, not an asset class — a deadline, a condition issue, a title complication, or debt a listed sale can’t resolve in time.
See all situations →Commercial Foreclosure
Lender demands, defaulted debt, or a pending foreclosure timeline.
Distressed Property
Tired assets or deferred repairs you’d rather not make.
Vacant Building
Empty or under-leased space draining carrying costs.
Property with Tenants
Occupied buildings or leases that complicate a normal sale.
Code Issues
Failed inspections or unsafe-building orders that scare buyers.
Liens & Back Taxes
Tax delinquency, judgment liens, or title problems.
Inherited Property
Estate or probate buildings heirs would rather not manage.
Need to Sell Quickly
A timeline that doesn’t allow for months of listing.
Sell As-Is
No repairs, no clean-up — we buy the building exactly as it stands.
A direct, professional process
No obligation, no listing agreement, and no pressure. A property review simply tells you whether a direct sale makes sense.
Share the property details
Address, type, occupancy, condition, and the situation — a few minutes by phone or form.
We review the building
Condition, leases and rent roll, title and liens, the payoff picture, zoning and access — we may visit the property.
We discuss a direct purchase
If it fits, we talk through a direct purchase and price. If it doesn’t — or a broker would net you more — we say so.
We close through title
A title-company closing on your timeline. We coordinate payoffs and lien releases and can move faster than a financed buyer.
Listing with a broker vs. a direct sale
A brokered listing is the right tool for a clean, financeable building with time to wait. When a deadline, a vacancy, a lender, a title cloud, or a tenant problem makes that path slow or uncertain, a direct sale trades some top-line price for speed and certainty.
Kentuckiana Commercial Co. is part of Oettinger Management Group, a privately held real estate operating group active across Southern Indiana and Louisville since 2014. Same ownership, same capital, same standards — now for commercial property.
| Listing with a broker | Kentuckiana Commercial Co. | |
|---|---|---|
| Commission | 4–6% to agents | None |
| Closing costs | ~2% typical | Minimal |
| Repairs | Often required to finance | None — bought as-is |
| Contingencies | Financing, inspection, appraisal | Basic due diligence |
| Marketing / showings | Public listing, multiple showings | None — private and discreet |
| Time to close | Months on market, then 90–180 days | Weeks once title and payoff line up |
| Certainty | Can fall through on financing | Capital in place, no loan to clear |
For a clean, financeable building with time, a brokered listing may net more — and we’ll say so. A direct sale is the tool for when it won’t.
How we arrive at an offer
Our number reflects the building’s location and corridor, its condition and any deferred maintenance, occupancy and in-place income, the leases and rent roll, and cap rates on comparable sales — and we’ll walk you through exactly how we got there.
A direct sale trades some top-line price for speed, certainty, and a close with no financing contingency. When a traditional listing would net you more, we’ll tell you that too.
See how we value →
A local principal, not a call center.
Kentuckiana Commercial Co. is owned and operated in Jeffersonville by Roger Choate. You deal directly with the principal who reviews the property and makes the buying decision — backed by committed capital and the research and infrastructure of Oettinger Management Group. The answer comes from here, quickly, and it’s straight.
Kentuckiana is our market. It’s our advantage.
We live here, work here, and buy here. Decisions are made locally, by the people who own the company — not routed through a national call center.
Have a commercial property that doesn’t fit a traditional sale?
Tell us about the building and the situation. A property review is free, confidential, and carries no obligation.