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    909 Angus Road Canmer, KY 42722

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    For Sale
    $840,000

    Residential Farm, Cottage - Canmer, KY

    Type:Farm
    Property size:
    897 SF
    Lot size:
    84.00 Acres
    Added:
    Mar 31, 2026
    Days on Market:
    19
    Last Refresh:
    Apr 18 at 11:06 am

    Property Features for 909 Angus Road

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    2
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Den
    Patio and Porch features
    Deck
    Interior features
    Attic Access Only, Ceiling Fan(s), Closet Light(s), Foam Insulation
    Exterior features
    Barn, Workshop, Covered Deck, Exterior Lights, Mature Trees, Outdoor Lighting, Pond(s), Partial, Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    104-00-00-050.00
    Size
    897 SF
    Lot size
    84.00 Acres

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Central Air, Electric
    Water front features
    Pond(s)

    Building Details

    Year built
    2024
    Flooring type
    Vinyl
    Roof type
    Metal
    Architectural style
    Cottage
    Additional Structures
    Barn(s), Workshop

    We can help!

    Listing Contact
    Jeremy Goodman

    Listing agent Jeremy Goodman License #296283

    Listing office RE/MAX Highland Realty 108 Reynolds Road, Glasgow, KY

    Listing date Mar 31, 2026

    MLS# RA20261755 Listing URL

    Copyright © 2026 REALTOR® Association of Southern Kentucky, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    84 Acres Farm with Cabin

    Located in Hart County, KY, this property features a custom-built cabin with 2 bedrooms and 1.5 baths, situated on 84 acres of land. The cabin's interior showcases warm yellow poplar and cedar walls and ceilings, providing a rustic and comfortable atmosphere. A spacious covered deck wraps around two sides of the cabin, offering views of the surrounding wildlife and landscape. The land is a mix of open pasture and scattered woods, suitable for various uses, including livestock operations, hay production, or a hunting retreat. Additional features include partial fencing, a pond, and a barn equipped with electricity. With road frontage on two sides, the property maintains a private, country setting. The property has recreational and agricultural potential and is suited for deer and turkey hunting.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Canmer
    County
    Hart
    State
    Kentucky
    Longitude
    -85.717829
    Latitude
    37.265677

    FAQs

    What type of property is this?
    Farm - Custom cabin on 84 acres in Hart County, Kentucky.
    Where is this farm located?
    The property is located at 909 Angus Road Canmer, KY.
    What is the asking price?
    The asking price for this property is $840,000.
    What are key features of this property?
    This property features: 1.84 Acres of Versatile Land: Offers a mix of open pasture and scattered woods.; Custom‑Built Cabin: Features a charming 2‑bedroom, 1.5‑bath cabin with warm yellow poplar and cedar walls and ceilings.; Private and Convenient Location: Provides a private, country setting with road frontage on two sides.
    (270) 590-9052
    We can help!
    Listing Contact
    Jeremy Goodman
    Real Estate License ID: 296283
    Learn More
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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
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