Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    86 Acres Wooded Land Title is generated by Realmo AI

    9601 Boatman Road, Smiths Grove, KY 42171

    View on Map
    Claim this Listing
    For Sale
    $1,118,000

    Acreage - Smiths Grove, KY

    Lot size:
    86.00 Acres
    Added:
    May 8, 2026
    Days on Market:
    13
    Last Refresh:
    May 20 at 6:06 am

    Property Features for 9601 Boatman Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    4-6-4-4
    Lot size
    86.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Haley Porter

    Listing agent Haley Porter License #289442

    Listing office Coldwell Banker Legacy Group 753 Bakerfields Way, Suite 102, Bowling Green, KY

    Listing date May 8, 2026

    MLS# RA20262735 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.

    HighLights

    • Expansive 86 acre wooded property offering privacy and natural beauty.
    • Ideal for building a dream home, hunting retreat, or recreational getaway.
    • Abundant wildlife and mature trees.
    • Investment opportunity.
    • Conveniently located just 14 minutes from Buc‑ee's of interstate 65.
    • Paved or Surfaced parking features.

    Overview

    This 86-acre wooded property offers privacy and natural beauty. Surrounded by mature trees and abundant wildlife, this expansive tract is suited for building a dream home, creating a private hunting retreat, or establishing a recreational getaway. It also presents an investment opportunity. The property is located in Smiths Grove, Kentucky, and is 14 minutes from Buc-ee's off Interstate 65.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Smiths Grove
    County
    Warren
    State
    Kentucky
    Longitude
    -86.163166
    Latitude
    36.94196

    Nearby Similar for Sale

    • $1,299,900
      3,265 SF

      Spacious Farmhouse on 21 Acres

      Six-bedroom home with in-law suite on 21 acres.
      644 M Johnson Road, Smiths Grove, KY 42171
      View Details
    • $69,800

      Commercial Land Near I-65

      1.03 acre commercial land ideal for development near I-65.
      220 Chalybeate School Road, Smiths Grove, KY 42171
      View Details
    • $284,000

      Warren County Farm Land

      Gently rolling farm land with barn near Smiths Grove, KY.
      4305 Hydro Pondsville Road, Smiths Grove, KY 42171
      View Details
    • $27,900

      Vacant Lot Near Smiths Grove

      0.42-acre vacant lot near Smiths Grove, Bowling Green, Glasgow.
      3034 Oak Grove Church Road, Smiths Grove, KY 42171
      View Details
    • $70,000

      Cleared Lot in Smiths Grove

      Nearly 2-acre lot with utilities in Smiths Grove, KY.
      576 Rocky Hill Hays Road, Smiths Grove, KY 42171
      View Details
    • $179,900

      23+ Acre Countryside Parcel

      Tranquil 23+ acre parcel in the heart of the countryside.
      0 Pondsville Kepler Road, Smiths Grove, KY 42171
      View Details
    • $695,000

      52.7 Acres in Smiths Grove

      52.7 acre property with oil infrastructure and redevelopment potential.
      0 Fairview Church Road, Smiths Grove, KY 42171
      View Details
    • $600,000

      Kentucky Countryside Acreage For Sale

      67-acre tract in Smiths Grove, Kentucky with multiple ponds.
      3290 Colesbend Road, Smiths Grove, KY 42171
      View Details
    • $64,000

      Park City Acreage with Pond

      5.01 acres with pond, utilities, and highway access.
      1718 Ray Houchin Road, Smiths Grove, KY 42171
      View Details
    • $1,425,000

      Smiths Grove Commercial Development Opportunity

      1.638 acres near T.J. Regional Health development and Buc-ees.
      577 Main Street, Smiths Grove, KY 42171
      View Details
    • $300,000

      24 Acres Near Smiths Grove

      24 acres ideal for building or farming near Smiths Grove.
      10213 Glasgow Road, Smiths Grove, KY 42171
      View Details
    • $49,900

      Residential Land in Smiths Grove

      1.46-acre property near Smiths Grove with utilities available.
      Lot 4 R H Martin Road, Smiths Grove, KY 42171
      View Details

    FAQs

    What type of property is this?
    Recreation land - 86-acre wooded property perfect for recreation or building a home.
    Where is this recreation land located?
    The property is located at 9601 Boatman Road Smiths Grove, KY.
    What is the asking price?
    The asking price for this property is $1,118,000.
    What are key features of this property?
    This property features: Expansive 86 acre wooded property offering privacy and natural beauty.; Ideal for building a dream home, hunting retreat, or recreational getaway.; Abundant wildlife and mature trees.
    (270) 772-0692
    We can help!
    Listing Contact
    Haley Porter
    Real Estate License ID: 289442
    Learn More
    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
    9601 Boatman Road, Smiths Grove, KY 42171
    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!