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    536 Dirigo Rd Breeding, KY 42715

    View on Map
    Sponsored
    For Sale
    Under Contract
    $475,000

    Residential Farm, 1-1/2 Story - Breeding, KY

    Type:Farm
    Property size:
    3,000 SF
    Lot size:
    10.06 Acres
    Days on Market:
    27
    Last Refresh:
    Mar 6 at 1:06 am

    Property Features for 536 Dirigo Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active Under Contract
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Family Room, Loft
    Bedrooms
    3
    Bathrooms
    3
    Parking features
    Driveway, Garage, Garage - Detached
    Patio and Porch features
    Porch, Deck
    Interior features
    Catherdral Ceiling(s), Ceiling Fan(s)
    Exterior features
    Barn, Covered Front Porch, Covered Deck, Garden Area, Mature Trees, Orchard
    Appliances
    Dryer
    Size
    3,000 SF
    Lot size
    10.06 Acres

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1997
    Flooring type
    Laminate
    Roof type
    Metal
    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Tammy Stotts

    Southern Nest Realty, LLC (270) 380-1250

    Listing agent Tammy Stotts (270) 380-1250 License #262780

    Listing date Feb 8, 2026

    MLS# SC46982 Listing URL

    Copyright © 2026 South Central Kentucky Association 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.

    Learn more

    Property Insight Report

    Overview

    Spacious Farmhouse on 10 Acres

    Located in the Breeding community of Adair County, this residential farm is nestled on 10.06 unrestricted acres. The property includes a large home with over 3,000 sq. ft. of finished living space, plus a full walkout basement, a detached garage, shed, chicken coop, and an older barn. The home features several updates over the last two years, including tiled kitchen counters and backsplash, new flooring, drywall, paint, a remodeled kitchen and bathrooms, gutters, and back decking. The main level features a large foyer, two bedrooms, a full bath, an open concept kitchen, dining, and living area with a 24-foot cathedral ceiling, and a breakfast room with scenic views overlooking the pond. Upstairs, there is a spacious third bedroom loft that makes an ideal primary suite with a large walk-in closet/dressing room, an additional flex room, and a full bathroom with a whirlpool tub. The basement offers more space with rustic barn lumber walls, a third bathroom, laundry, storage, a game room, and a bar area. The home is equipped with central heat and air plus an outdoor wood stove for supplemental heat. Outdoors, there is a covered front porch, a covered back deck with views of the pond and surrounding woods, and frequent visits from local wildlife. The stocked pond includes a dock for fishing, and the acreage features trails, a creek, and hunting opportunities. Apple and peach trees are already in place. The detached garage has electric, 10-foot ceilings, built-in workbenches, and a 220 plug. The property has approximately 1700 feet of road frontage.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Breeding
    County
    Adair
    State
    Kentucky
    Longitude
    -85.375318338623
    Latitude
    36.968035372093

    FAQs

    What type of property is this?
    Farm - Country home with pond, acreage, and detached garage.
    Where is this farm located?
    The property is located at 536 Dirigo Rd Breeding, KY.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: - 10.06 unrestricted acres with pond, trails, creek, and hunting opportunities.; - Over 3,000 sq. ft. of finished living space plus a full walkout basement.; - Recent updates including remodeled kitchen and bathrooms, new flooring, and back decking.
    (270) 634-7677
    Request Owner's contact information
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    Breeding, KY 42715
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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
    536 Dirigo Rd Breeding, KY 42715
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    We can help!
    Listing Contact
    Tammy Stotts
    Real Estate License ID: 262780
    (270) 634-7677 (270) 380-1250
    Learn more
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