Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    446 Roy Arnold Blvd Danville, KY 40422

    View on Map
    Sponsored
    For Sale
    $1,199,000

    COMMERCIAL - Danville, KY

    Property size:
    1,800 SF
    Lot size:
    0.75 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 26 at 8:06 pm

    Property Features for 446 Roy Arnold Blvd

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Security features
    Security System
    Rooms
    Basement
    APN
    D14-006-027
    Parking
    20
    Basement
    Walk-Up Access, Walk-Out Access, Partially Finished
    Size
    1,800 SF
    Lot size
    0.75 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Multi Units, Central Air

    Building Details

    Year built
    1999
    Floors in Building
    2
    Building materials
    Brick, Concrete
    Roof type
    Shingle

    We can help!

    Listing Contact
    Tanner Good
    Tanner Good

    Zen Door Real Estate, Inc

    Listing agent Tanner Good

    Listing date Mar 26, 2026

    MLS# 26006077

    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

    Renovated Danville Commercial Live/Work Property

    This multi-functional commercial property in Danville, Kentucky, offers live/work capability. The property, totaling approximately 8,400 square feet, includes an office component, a high-end residential living space, and a detached 5-bay shop, situated on a secured, fenced yard. The main building provides over 5,600 square feet of office, residential, and basement space, including an upgraded approximately 1,800 square foot upper-level residence. The detached approximately 2,800 square foot garage/shop features multiple bays and mezzanine storage. Extensively updated between 2021 and 2022, the property has minimal deferred maintenance. The concrete/paved yard is secured with metal fencing and gated access. Located minutes from downtown Danville, Centre College, and Ephraim McDowell Regional Medical Center, it offers access to US-127 and is approximately 35 minutes from Lexington. Zoned Industrial Business District (IBD), the property supports a range of industrial, office, and service-based uses. The property sits on a 0.75-acre lot. Multiple income strategies are available, including full occupancy, partial leasing, or multi-tenant configuration.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Lee Yount / Kentucky ... Construction Company

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Danville
    County
    Boyle
    State
    Kentucky
    Longitude
    -84.777122
    Latitude
    37.638771

    Nearby Similar for Sale

    • $449,500
      6,000 SF

      Updated Commercial Building in Danville

      Move-in ready 6,000 sq ft commercial building with versatile layout.
      541 S 4Th St, Danville, KY 40422
      View Details
    • $399,000
      2,880 SF

      Danville Commercial Building on Stanford

      2,880 sq ft commercial building on high-traffic corridor.
      1125 Stanford Rd, Danville, KY 40422
      View Details
    • $279,000
      7,600 SF

      Danville Multi-Level Commercial Opportunity

      Multi-level property near downtown Danville, ideal for commercial or residential conversion.
      205 Otter St, Danville, KY 40422
      View Details
    • $175,000
      1,725 SF

      Danville Office Building For Sale

      Versatile office building near downtown Danville with mixed-use potential.
      813 S 4Th St, Danville, KY 40422
      View Details
    • $1,200,000
      13,000 SF

      Downtown Danville Office Building

      Large office building with multiple spaces and secure access.
      198 W Broadway St, Danville, KY 40422
      View Details
    • $1,290,000
      10,800 SF

      Danville Office Building For Sale

      Spacious office building in downtown Danville with 36 private offices.
      459 W Martin Luther King Blvd, Danville, KY 40422
      View Details
    • $399,900
      1,715 SF

      Main Street Mixed-Use Investment

      Three-unit building with retail and residential spaces in Danville, KY.
      129 E Main St, Danville, KY 40422
      View Details
    • New
      $875,000
      5,700 SF

      Danville Commercial Property with Restaurant

      Three-story commercial property in downtown Danville with established restaurant.
      303 W Main St, Danville, KY 40422
      View Details
    • $459,900
      3,776 SF

      Versatile Commercial Property with Income

      Commercial property featuring garage, storage units, and apartment rental.
      1620 Shakertown Rd, Danville, KY 40422
      View Details
    • $485,000
      3,450 SF

      Danville Commercial Building For Sale

      Commercial building with flexible space in Greenleaf Shopping Center.
      1000 E Lexington Ave Unit 112 #116 #118, Danville, KY 40422
      View Details
    • $169,000
      1,400 SF

      Danville Commercial Property with Garage

      Commercial building with garage doors and ample parking.
      1121 Stanford Rd, Danville, KY 40422
      View Details
    • $275,000
      450 SF

      Herrington Lake Marina Opportunity

      Marina with expansion potential on Herrington Lake.
      1358 Taylor Rd, Danville, KY 40422
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Multi-functional commercial asset with live/work capability in Danville, KY.
    Where is this mixed-use property located?
    The property is located at 446 Roy Arnold Blvd Danville, KY.
    What is the asking price?
    The asking price for this property is $1,199,000.
    What are key features of this property?
    This property features: - Fully renovated commercial asset with live/work capability and minimal deferred maintenance.; - **Detached 5-bay shop (+/-2,800 SF) with mezzanine storage, ideal for contractors or service businesses.**; - Upgraded ~1,800 SF upper-level residence for owner occupancy or rental income.
    (859) 339-8105
    Request Owner's contact information
    446 Roy Arnold Blvd Danville, KY 40422
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    446 Roy Arnold Blvd
    Danville, KY 40422
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    446 Roy Arnold Blvd Danville, KY 40422
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Tanner Good
    Tanner Good
    Real Estate License ID: 246374
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!