Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Kentucky Farm & Retreat Estate Title is generated by Realmo AI

    790 McSwain Branch Road, Irvine, KY 40336

    View on Map
    Claim this Listing
    For Sale
    $4,250,000

    COMMERCIAL - Irvine, KY

    Property size:
    9,721 SF
    Lot size:
    290.00 Acres
    Price / SF:
    $437/SF
    Added:
    Apr 21, 2026
    Days on Market:
    47
    Last Refresh:
    Jun 6 at 6:06 am

    Property Features for 790 McSwain Branch Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    032-00-00-022.00
    Size
    9,721 SF
    Lot size
    290.00 Acres

    Utilities

    Utilities
    Water Available
    Heating system
    Wood, Electric (Heating), Propane (Heating)
    Cooling system
    Electric, Window Unit(s)

    Building Details

    Year built
    1999

    We can help!

    Listing Contact
    Kim Morris

    Listing agent Kim Morris

    Listing office Berkshire Hathaway de Movellan Properties 620 Perimeter Drive Suite 107, Lexington, KY

    Listing date Apr 21, 2026

    MLS# 26008582

    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.

    HighLights

    • Proven, high‑income hospitality business: Established B&B with a strong reputation and consistent top ratings.
    • Extensive accommodation capacity: Six furnished cabins and a main farmhouse provide nearly 10,000 SF of living space, accommodating up to 50 guests nightly.
    • Large, private estate: 290‑acre contiguous property in a secluded Appalachian hollow.
    • Turnkey operation: Sold completely furnished with immediate revenue in place.
    • Development potential: No zoning restrictions and Opportunity Zone eligibility allow for various uses.
    • Unique features and amenities: Includes independent cabin infrastructure, spring‑fed pond, established trails, and helicopter accessibility.

    Overview

    Snug Hollow Farm & Retreat is a 290-acre estate located in the Red Lick Valley, approximately one hour from Lexington. The property features a B&B hospitality compound with six cabins totaling nearly 10,000 square feet of furnished living space, accommodating up to 50 guests. Each cabin has independent infrastructure, including private cisterns, UV-filtered water systems, individual septic systems, and natural gas service. The main farmhouse offers approximately 3,500 square feet with two full kitchens, owner's quarters, and three additional rental spaces. A 2,500 square feet dual-residence retreat center, Heart of the Holler, is slated for completion in 2025 and connects to over 800 square feet of covered porches. The land includes access roads and over 4 miles of trails through old-growth forest, wildflower meadows, and wildlife habitats. A spring-fed pond, onsite water systems, and a walking labyrinth are present. The property supports over 80 species of birds. Helicopter accessibility has been demonstrated. The property is suited for a private family compound, wedding destination, wellness retreat, boutique hospitality operation, or mixed-use development. All mineral rights convey, and the property is Opportunity Zone fund eligible. The property is sold completely furnished with immediate revenue in place.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Irvine
    County
    Estill
    State
    Kentucky
    Longitude
    -84.043557
    Latitude
    37.621558

    Nearby Similar for Sale

    • $375,000
      5,292 SF

      Versatile Commercial Property in Irvine

      Large, versatile commercial property in downtown Irvine with ample parking.
      740 Winchester Road, Irvine, KY 40336
      View Details
    • $2,100,000
      9,925 SF

      Established Hardware Store For Sale

      Hardware store with excellent visibility in a high-traffic area.
      20 S Irvine Road, Irvine, KY 40336
      View Details
    • $409,000
      4,788 SF

      Commercial Space in Irvine, KY

      Retail property for sale with high visibility and ample parking.
      209 River Drive, Irvine, KY 40336
      View Details
    • $550,000
      3,000 SF

      Commercial Property in Irvine, KY

      Commercial property for sale or lease in Irvine, Kentucky.
      77 River Drive, Irvine, KY 40336
      View Details
    • $2,100,000
      9,925 SF

      Irvine Commercial Property for Sale

      Commercial property in Irvine, KY, featuring 9,925 square feet.
      20 S Irvine Road, Irvine, KY 40336
      View Details
    • $160,000
      1,800 SF

      Automotive Service Property with Garage Bays

      Two large garage bays, office space, and outdoor parking support contractor or automotive-oriented operations.
      819 River Drive, Irvine, KY 40336
      View Details
    • $269,000
      20,950 SF

      Former School on Scenic Acres

      Redevelopment opportunity: former school on 15+ acres in Irvine.
      6930 Winchester Road, Irvine, KY 40336
      View Details
    • $129,000
      900 SF

      Turnkey Business Opportunity in Irvine

      Thriving business for sale, fully stocked and ready to operate.
      2580 Barnes Mountain Road, Irvine, KY 40336
      View Details
    • $500,000

      Irvine, KY Hunting and Recreational Land

      132 acre hunting and recreational land for sale in Irvine.
      135 John Campbell Rd, Irvine, KY 40336
      View Details
    • $162,500

      Woodland Estates Building Lots

      Premier building lots with valley views in a rural setting.
      Woodland Estates lot: 3, Irvine, KY 40336
      View Details
    • $169,900

      Woodland Estates Building Lot

      Premier building lot with sweeping valley views in Irvine, KY.
      Woodland Estates lot: 4, Irvine, KY 40336
      View Details
    • $105,900

      Woodland Estates Building Lots

      Premier building lots with valley views in Irvine, Kentucky.
      Woodland Estates lot: 1, Irvine, KY 40336
      View Details

    FAQs

    What type of property is this?
    Bed & breakfast - 290-acre estate with hospitality compound and retreat center.
    Where is this bed & breakfast located?
    The property is located at 790 McSwain Branch Road Irvine, KY.
    What is the asking price?
    The asking price for this property is $4,250,000.
    What are key features of this property?
    This property features: Proven, high‑income hospitality business: Established B&B with a strong reputation and consistent top ratings.; Extensive accommodation capacity: Six furnished cabins and a main farmhouse provide nearly 10,000 SF of living space, accommodating up to 50 guests nightly.; Large, private estate: 290‑acre contiguous property in a secluded Appalachian hollow.
    (859) 230-9302
    We can help!
    Listing Contact
    Kim Morris
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    790 McSwain Branch Road, Irvine, KY 40336
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!