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    312 Poor Farm Rd Beattyville, KY 41311

    Sponsored
    For Sale
    $149,000

    LAND - Beattyville, KY

    Lot size:
    8.96 Acres
    Days on Market:
    18
    Last Refresh:
    Feb 2 at 4:06 am

    Property Features for 312 Poor Farm Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    046-00-00-039.04
    Lot size
    8.96 Acres

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Michelle Rush

    RE/MAX Creative Realty (859) 422-2000

    Listing agent Michelle Rush (859) 509-8401

    Listing date Jan 16, 2026

    MLS# 25010755 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.

    Learn more

    Property Insight Report

    Overview

    Beattyville Wooded Land For Sale

    This 8.964-acre wooded property is located one mile outside city limits, offering privacy and convenience. It is situated 5.8 miles from the PMRP and 4.6 miles from Miller Fork, both known rock climbing destinations. A gravel driveway extends throughout the property. City water and sewer have been extended to the main build site, featuring three water access points and two additional water spigots, with sewer already tapped. Overhead electrical installation (up to 1,000 ft) is available at no cost, and high-speed internet is accessible. Zoned for both commercial and residential use, the property has no HOA or restrictions and can be subdivided. A second easement driveway provides additional access. Mature trees and a small pond enhance the natural landscape. The property is suitable for a private retreat, recreational getaway, mini farm, or mixed-use investment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Realty agency Pharmacy Furniture Store Daycare Center Pawn Shop Veterinary Clinic Shoe Repair

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

    Location Insight

    • Map
    • Local Demand
    City
    Beattyville
    County
    Lee
    State
    Kentucky
    Longitude
    -83.695669
    Latitude
    37.596712

    Nearby Similar for Sale

    • $725,000
      3,500 SF

      Turn-Key Motel with Coffee Shop

      Motel with furnished rooms, house, and coffee shop.
      1165 Ky-11 S, Beattyville, KY 41311
      View Details

    FAQs

    What type of property is this?
    Commercial land - 9-acre wooded property near rock climbing destinations with utilities access.
    Where is this commercial land located?
    The property is located at 312 Poor Farm Rd Beattyville, KY.
    What is the asking price?
    The asking price for this property is $149,000.
    What are key features of this property?
    This property features: - 9-acre wooded property with city water and sewer already connected to the main build site.; - Zoned commercial and residential with no HOA or restrictions, and can be subdivided.; - Conveniently located just one mile outside city limits, close to rock climbing destinations.
    (513) 604-6868
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    312 Poor Farm Rd Beattyville, KY 41311
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    Beattyville, KY 41311
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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
    312 Poor Farm Rd Beattyville, KY 41311
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    We can help!
    Listing Contact
    Michelle Rush
    (513) 604-6868
    Learn more
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