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    The Largest CRE Database in the US with Over 1 Million Listings

    12 W Second St, Unit A Vanceburg, KY 41179

    Sponsored
    For Sale
    $570,000

    COMMERCIAL - Vanceburg, KY

    Lot size:
    0.22 Acres
    Days on Market:
    4
    Last Refresh:
    Jan 24 at 12:06 pm

    Property Features for 12 W Second St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security Lighting
    Window features
    Storm Window(s)
    Rooms
    Basement
    APN
    089-10-07-005.00
    Parking features
    Parking Lot
    Exterior features
    Storage, Lighting, Curbs, Rain Gutters, Sidewalks
    Basement
    Full
    Lot size
    0.22 Acres

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Heating system
    Central, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1897
    Floors in Building
    2
    Flooring type
    Concrete, Carpet, Wood, Vinyl
    Building materials
    Brick
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Mike Parker
    Mike Parker

    HUFF Realty, LLC (859) 344-4616

    Listing agent Mike Parker (859) 647-0700 License #184615

    Listing date Jan 21, 2026

    MLS# 639250

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

    Learn more

    Property Insight Report

    Overview

    Historic Riverfront Mixed-Use Property

    The Carter House is an architecturally significant property with rooftop views of the Ohio River, located in Vanceburg, Kentucky. This building offers versatility, character, and income potential. The lower level features a fully equipped commercial kitchen, two event spaces accommodating up to 250 seated guests, a custom-built bar, a private patio, and a dedicated stage. It is suited for weddings, corporate events, live performances, and special gatherings. The Carter House has served as a hotel, office building, and restaurant. Recent capital improvements include updates to HVAC, plumbing, electrical systems, windows, doors, and the installation of an industrial kitchen hood. The property is located minutes from the AA Hwy. The upper level features a renovated three-bedroom, two-bath residence with a sunroom, currently operating as an Airbnb. Outdoor living is enhanced by a private approximately 1,000-square-foot open deck, as well as an additional covered deck. Also included is an approximately 2,000-square-foot loft-style space with two half baths, accessible from both the residential and lower levels via private entrances. The property is situated on a 0.22-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Realty agency Restaurant Law Firm Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Vanceburg
    County
    Lewis
    State
    Kentucky
    Longitude
    -83.317537
    Latitude
    38.602307

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    FAQs

    What type of property is this?
    Bed & breakfast - Versatile commercial property with event spaces and residential Airbnb.
    Where is this bed & breakfast located?
    The property is located at 12 W Second St, Unit A Vanceburg, KY.
    What is the asking price?
    The asking price for this property is $570,000.
    What are key features of this property?
    This property features: - Breathtaking rooftop views of the Ohio River in a charming river town.; - Versatile property with income potential, suitable for events, commercial use, or residential living.; - Lower level features a fully equipped commercial kitchen, event spaces for 250 guests, custom bar, patio, and stage.
    (859) 647-0700
    Request Owner's contact information
    12 W Second St, Unit A Vanceburg, KY 41179
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    Vanceburg, KY 41179
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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.

    More about this property
    12 W Second St, Unit A Vanceburg, KY 41179
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    We can help!
    Listing Contact
    Mike Parker
    Mike Parker
    Real Estate License ID: 184615
    (859) 647-0700
    Learn more
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