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    1580 N Main Beaver Dam, KY 42320

    View on Map
    For Sale
    $990,000

    Mixed Use, Free-standing - Beaver Dam, KY

    Type:Mixed Use
    Added:
    Oct 11, 2025
    Days on Market:
    175
    Last Refresh:
    Apr 3 at 12:06 pm

    Property Features for 1580 N Main

    General Information

    Property type
    Commercial Sale
    Property subtype
    Mixed Use
    Parking features
    Covered, Garage, Paved or Surfaced
    Standard status
    Active

    Utilities

    Cooling system
    Central Air, Electric

    Building Details

    Flooring type
    Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Jim Crews

    Listing agent Jim Crews License #217669

    Listing office L. Steve Castlen, REALTORS® L. Steve Castlen, REALTORS®, Owensboro, KY

    Listing date Oct 11, 2025

    MLS# 93316 Listing URL

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

    Overview

    Turnkey Commercial Property in Beaver Dam

    This commercial property is suitable for an automotive car lot, auto service center, or a variety of retail and service businesses. The site is partially equipped with office furnishings and features a separate three-bay garage. Ample parking is available to accommodate customer traffic. Situated on Bill Monroe Boulevard, the property benefits from high visibility and traffic, with convenient access and space for signage, including pylon signage. Previously operated as a restaurant, the building includes food-service infrastructure such as a walk-in refrigerator and freezer, hood ranges, and hookups for additional restaurant equipment. The property is located in Beaver Dam, within Ohio County's growing economy, offering a supportive environment for both new and established businesses.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Auto shops

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy Auto Repair Shop

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

    Similar Places Nearby

    • The Muffler House — 1354 S Main St, Hartford, KY 42347
    • Wes's Tire Auto & Wrecker Services — 1344 S Main St, Hartford, KY 42347
    • Walmart Auto Care Centers — 1701 N Main St, Beaver Dam, KY 42320
    • Mintons 3rd Gen Automotive — 1202 S Main St, Beaver Dam, KY 42320
    • Chio Co. Auto Center — Hartford, KY 42320

    Location Insight

    • Map
    • Local Demand
    City
    Beaver Dam
    County
    Ohio
    State
    Kentucky
    Longitude
    -86.877124
    Latitude
    37.413023

    Nearby Similar for Sale

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      4,200 SF

      Historic Mixed-Use Building in Beaver Dam

      Mixed-use building with restaurant and apartment potential in downtown.
      107 N Main St, Beaver Dam, KY 42320
      View Details
    • $220,000
      900 SF

      46 Acre Country Paradise

      46 acre farm/estate with cabin near Beaver Dam, KY.
      2861 Vine Hill Rd, Beaver Dam, KY 42320
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    • $239,000

      Historic Mixed-Use Building in Kentucky

      Mixed-use building with restaurant and apartment potential in Beaver Dam.
      107 N Main Street Road, Beaver Dam, KY 42320
      View Details

    FAQs

    What type of property is this?
    Auto shop - Versatile commercial property suitable for automotive, retail, or restaurant businesses.
    Where is this auto shop located?
    The property is located at 1580 N Main Beaver Dam, KY.
    What is the asking price?
    The asking price for this property is $990,000.
    What are key features of this property?
    This property features: High‑visibility location on high‑traffic Bill Monroe Boulevard with easy access and ample signage space, including pylon signage.; Turnkey commercial property suitable for various businesses.; Partially equipped with office furnishings and a separate three‑bay garage.
    (270) 231-2537
    We can help!
    Listing Contact
    Jim Crews
    Real Estate License ID: 217669
    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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