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    Dennie Armes, Hardinsburg, KY

    License ID: 208272
    Years of Experience
    8

    Service Locations

    Contact details

    Phone:
    (270) 756-2136
    Office Address:
    879 Hillcrest Drive, Brandenburg, KY 40108

    Property Types

    • Commercial Sale
    • Land
    • Residential

    Performance

    Listings
    11
    Total transactions
    100
    Total transactions amount
    $10M
    Price range
    $67k - 150k
    Average price
    $100k

    Listings

    For Sale (11)

    View map
    • $95,000
      2,768 SF

      Residential Farm on Corner Lot

      Four-bedroom, two-bath home on a .60-acre corner lot.
      117 Oak St, Cloverport, KY 40111
      View Details
    • $100,000
      1,850 SF

      Residential Farm with Detached Garage

      Residential farm featuring a home, garage, and workshop on 1.02 acres.
      208 W Houston St, Cloverport, KY 40111
      View Details
    • Contact for pricing
      0.82 Acres

      Cloverport Acreage on Highway 60

      0.82 acre lot with frontage on Highway 60.
      2 May Irby Ln, Cloverport, KY 40111
      View Details
    • Contact for pricing
      0.96 Acres

      Land For Sale Cloverport, KY

      0.96 acre lot with frontage on Hwy 60.
      3 May Irby Ln, Cloverport, KY 40111
      View Details
    • Contact for pricing
      0.29 Acres

      Hardinsburg, KY Residential Lot

      Residential building lot with city utilities available in Hardinsburg.
      12 Circle Dr, Hardinsburg, KY 40143
      View Details
    • Contact for pricing
      0.28 Acres

      Hardinsburg, KY Residential Lot

      Residential building lot with city utilities available in Hardinsburg.
      14 Circle Dr, Hardinsburg, KY 40143
      View Details
    • Contact for pricing
      0.28 Acres

      Residential Building Lot For Sale

      Residential building lot with city utilities available in Hardinsburg, KY.
      13 Circle Dr, Hardinsburg, KY 40143
      View Details
    • $147,400
      14.76 Acres

      Hardinsburg, KY Agricultural Land

      14.76 acres of mostly open ground in Hardinsburg, KY.
      3163 Highway 105 S, Hardinsburg, KY 40143
      View Details
    • $79,900
      1.01 Acres

      Vacant Lot in Irvington, KY

      1.012 acre vacant commercial lot fronting US 60.
      14253 Highway 60 E, Irvington, KY 40146
      View Details
    • $270,000
      89.29 Acres

      89 Acres of Wooded Land

      89 acres of wooded land for sale in Fordsville, KY.
      Dewitt Rd, Fordsville, KY 42343
      View Details
    • $95,000
      2,768 SF

      Residential Property on Corner Lot

      Four-bedroom home on a 0.60-acre corner lot.
      117 Oak St, Cloverport, KY 40111
      View Details

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    Dennie Armes, Hardinsburg, KY
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Dennie Armes, Hardinsburg, KY
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