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    Riverfront Campground Land Title is generated by Realmo AI

    17541 Rangers Landing, Calhoun, KY 42327

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    For Sale
    $104,900

    LAND - Calhoun, KY

    Lot size:
    4.81 Acres
    Added:
    May 4, 2026
    Days on Market:
    33
    Last Refresh:
    Jun 5 at 2:06 pm

    Property Features for 17541 Rangers Landing

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Equipment Storage Building, Outside Light, Outside Power, Road Frontage, Sheds, Unpaved Roads
    Standard status
    Active
    Lot size
    4.81 Acres

    Utilities

    Utilities
    Electricity Available
    Water source
    Well

    Building Details

    Additional Structures
    Storage, Shed(s)

    We can help!

    Listing Contact
    Melvin Hicklin
    Melvin Hicklin

    Listing agent Melvin Hicklin License #KY-54214

    Listing office HICKLIN REAL ESTATE P.O. Box 446, Madisonville, KY

    Listing date May 4, 2026

    MLS# 121849 Listing URL

    Copyright © 2026 Madisonville-Hopkins County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 4.81‑acre tract with 333.9 ft of Green River frontage in McLean County
    • Currently set up as a campground with multiple campsites, some with power plus septic and well water
    • Websites currently renting campsites online to campers
    • Adjacent to a boat ramp for river access
    • Electricity available and well water; includes equipment storage building, sheds, outside light, and outside power
    • 12x16 elevated cottage under construction and nearly complete on the property

    Overview

    This tract is currently set up as a campground with several campsites that have power, septic, and well water. Other sites are described as having power. The property has supported up to as many as 20 operating sites, and includes a partially completed 12-by-16 elevated cottage that is nearly complete.

    The land is located on the Green River in McLean County, with approximately 333.9 feet of river frontage across 4.81 acres. It is adjacent to a boat ramp, providing direct river access for campers and day users.

    For an operator, this configuration lends itself to continuing campground use or adapting the site for a private retreat. For buyers seeking a secondary use, the river frontage and nearby boat access support activities such as hunting and weekend getaways. The existing campsite utilities and the nearly completed cottage provide a starting point for occupancy or phased development while keeping the asset anchored to its waterfront setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    R River Port

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Calhoun
    County
    McLean
    State
    Kentucky
    Longitude
    -87.2974
    Latitude
    37.5866

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    FAQs

    What type of property is this?
    Campground - A Green River property with multiple campground sites and utilities, plus river access via an adjacent boat ramp.
    Where is this campground located?
    The property is located at 17541 Rangers Landing Calhoun, KY.
    What is the asking price?
    The asking price for this property is $104,900.
    What are key features of this property?
    This property features: 4.81‑acre tract with 333.9 ft of Green River frontage in McLean County; Currently set up as a campground with multiple campsites, some with power plus septic and well water; Websites currently renting campsites online to campers
    (270) 836-1119
    We can help!
    Listing Contact
    Melvin Hicklin
    Melvin Hicklin
    Real Estate License ID: KY-54214
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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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