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    122 S Main Street Adairville, KY 42202

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    Claim this Listing
    For Sale
    Under Contract
    $175,000

    Commercial - Adairville, KY

    Lot size:
    0.94 Acres
    Added:
    Sep 2, 2025
    Days on Market:
    246
    Last Refresh:
    May 5 at 5:06 pm

    Property Features for 122 S Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    7
    Standard status
    Active Under Contract
    APN
    088-02-05-014-00
    Lot size
    0.94 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1940
    Floors in Building
    2
    Flooring type
    Concrete, Vinyl
    Architectural style
    Other

    We can help!

    Listing Contact
    Hunter Conner

    Listing agent Hunter Conner License #261825

    Listing office Coldwell Banker Legacy Group 753 Bakerfields Way, Suite 102, Bowling Green, KY

    Listing date Sep 2, 2025

    MLS# RA20255029 Listing URL

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

    Overview

    Adairville Mixed-Use Investment Opportunity

    Located at 122 S Main Street, this two-story building in Adairville offers a blend of historic charm and income potential in the revitalizing downtown district. The ground level features a spacious commercial storefront suitable for retail, office, boutique, or service-based businesses. The storefront benefits from Main Street visibility, large display windows, and walkable access to nearby businesses. Upstairs, the property includes three fully leased apartment units, providing rental income. The units are configured for functionality and tenant comfort, making this a turnkey investment. The property is situated on a 0.94-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ronnie's Upholstery & Manufacturing ... Furniture & Home Goods

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Auto Parts Store Department Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Adairville
    County
    Logan
    State
    Kentucky
    Longitude
    -86.8520823
    Latitude
    36.6669217

    Nearby Similar for Sale

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    • $3,500,000
      1,962 SF

      Residential Farm with River Frontage

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    • $48,500

      Historic Commercial Property in Adairville

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    FAQs

    What type of property is this?
    Mixed-use property - Two-story building with commercial storefront and apartment units.
    Where is this mixed-use property located?
    The property is located at 122 S Main Street Adairville, KY.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: Prime commercial storefront on Main Street, enjoy high visibility and foot traffic, ideal for various businesses.; Three fully leased apartment units provide immediate and stable rental income.; Turnkey investment opportunity suitable for live‑work owners or investors.
    (615) 428-9347
    We can help!
    Listing Contact
    Hunter Conner
    Real Estate License ID: 261825
    Learn More
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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
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