Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1199 Rawlings Road Manchester, KY 40962

    View on Map
    Claim this Listing
    New
    For Sale
    $240,000

    LAND - Manchester, KY

    Lot size:
    40.00 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    3
    Last Refresh:
    Apr 12 at 9:06 pm

    Property Features for 1199 Rawlings Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    40.00 Acres

    We can help!

    Listing Contact
    Sherry J Cloud
    Sherry J Cloud

    Listing agent Sherry J Cloud License #274378

    Listing office Lockhart Realty Group, LLC 801 Master Street, Suite 1, Corbin, KY

    Listing date Apr 10, 2026

    MLS# 26007659 Listing URL

    Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Off-Grid Homestead with Multiple Cabins

    This 40-acre homestead offers a self-sufficient lifestyle, featuring three cabins each approximately 256 square feet. The cabins are powered by solar energy with a backup generator. A water collection system and compost setup facilitate off-grid living. Each cabin provides a unique space, including bedrooms and a living/kitchen cabin with a bath and pantry. Wood-burning stoves provide heating. The property includes a pond and two year-round streams. Located in Manchester, Kentucky, this property offers the opportunity to create a personalized vision.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Manchester
    County
    Clay
    State
    Kentucky
    Longitude
    -83.854421
    Latitude
    37.228158

    Nearby Similar for Sale

    • $317,000

      Commercial Lot in Manchester, KY

      1-acre commercial lot in high-visibility Manchester location.
      Hwy 421 Richmond Road, Manchester, KY 40962
      View Details
    • $100,000

      Two Lots on North KY-11

      Two leveled lots ready to build on North KY-11.
      N KY-11, Manchester, KY 40962
      View Details
    • $35,000

      Manchester, KY Land with Barn

      1.07 acre surveyed lot with barn near Hal Rogers Parkway.
      Chicken Branch Road, Manchester, KY 40962
      View Details
    • $240,000

      Unrestricted Land in Southeast Kentucky

      113 acres of unrestricted land with mountain views.
      198 Crawford Isom Road, Manchester, KY 40962
      View Details
    • $89,000
      1,365 SF

      Commercial Garage on One Acre

      Garage with two bays, office, kitchen, and expansion potential.
      7361 US-421, Manchester, KY 40962
      View Details
    • $349,900

      100 Acres of Potential

      100 acres in a country setting with endless potential.
      111 Baker Creek Road, Manchester, KY 40962
      View Details
    • $300,000

      Kentucky Land with Creek Frontage

      200.1 acres of wooded land with natural spring.
      9999 Robinson Creek Road, Manchester, KY 40962
      View Details
    • $79,900
      1,200 SF

      Versatile Commercial Building Near Parkway

      Adaptable commercial building suitable for retail, office, or residential use.
      530 Muddy Gap Road, Manchester, KY 40962
      View Details
    • $49,000

      Off-Grid Cabin on Private Land

      Cozy, secluded cabin on 1 acre near town amenities.
      799 Coal Hollow Road, Manchester, KY 40962
      View Details
    • $250,000

      Secluded Hunting Land with Home

      Off-grid property with abundant wildlife and timber rights.
      195 Darby Branch Road, Manchester, KY 40962
      View Details
    • $120,000

      60 Acres of Kentucky Wilderness

      Private 60-acre wilderness with creek, ideal for hunting/retreat.
      9999 Reed Branch Road, Manchester, KY 40962
      View Details
    • $25,000

      Wooded Lots in Liberty Hills

      Three wooded lots totaling 3.12 acres in Manchester, Kentucky.
      31, 32, 33 Justice Drive, Manchester, KY 40962
      View Details

    FAQs

    What type of property is this?
    Land - Self-sufficient 40-acre homestead with cabins, solar power, and water.
    Where is this land located?
    The property is located at 1199 Rawlings Road Manchester, KY.
    What is the asking price?
    The asking price for this property is $240,000.
    What are key features of this property?
    This property features: Fully self‑sufficient 40‑acre homestead.; Three cabins (approx. 256 sq ft each) powered by solar with backup generator.; Water collection system and compost setup for true off‑grid living.
    (606) 224-2505
    We can help!
    Listing Contact
    Sherry J Cloud
    Sherry J Cloud
    Real Estate License ID: 274378
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!