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    Kentucky Grocery Opportunity Title is generated by Realmo AI

    1 Main St, Vicco, KY 41773

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    High-volume grocery business for sale in a high-growth Kentucky corridor.

    Type:Special Purpose
    Property size:
    8,902 SF
    Lot size:
    3.00 Acres
    Price / SF:
    $19/SF
    Added:
    Mar 17, 2026
    Days on Market:
    79
    Last Refresh:
    Mar 19 at 9:12 pm

    Property Features for 1 Main St

    General Information

    Standard status
    Active
    Size
    8,902 SF
    Lot size
    3.00 Acres
    Property subtype
    Special Purpose

    We can help!

    Listing Contact
    Vasilios Bill Michailidis
    Vasilios Bill Michailidis

    Listing agent Vasilios Bill Michailidis License #2020001062

    Listing office NextHome Experience

    Listing date Mar 17, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of NextHome Experience

    HighLights

    • High‑volume business with $2.17M+ in annual gross sales
    • Potential for 12‑month payback by increasing profit margin
    • Strategic location on a primary state highway with high visibility
    • Significant growth potential in a rapidly expanding market (30% population growth)
    • Established destination meat program generating $451,000 annually
    • Opportunity to add revenue streams through Beer and Lottery licenses

    Overview

    This is a rare opportunity to acquire a cornerstone grocery operation in a high-growth Kentucky market. The turnkey business boasts over $2,172,000 in annual gross sales and is situated on a 3.0-acre commercial lot along a primary regional transit corridor. The current operation is managed under a corporate-mandated pricing structure with a restricted 18.4% margin. By transitioning to a competitive independent store margin of 28.6%, a new owner is projected to generate an additional $221,000 in annual gross profit. The location serves as the primary destination for fresh perishables and custom-cut meats in the immediate trade area. The on-site butcher department generates over $451,000 annually (20.7% of total sales), serving as a primary regional foot-traffic driver. An owner-operator can immediately recapture $38,100 in annual management fees. The facility is eligible for Beer and Lottery licenses, which the current operator does not utilize. Infrastructure is ready for ATM, Bitcoin kiosks, and expanded financial service commissions. The immediate 1-mile trade area is experiencing a 30% population growth rate. The property has ample parking and stable occupancy costs of $3,000 per month rent. The building size is 8,902 square feet.
    Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Spa & Massage Center Dental Office Hair Salon Hotel & Motel Nail Salon (Bike/Boat/Book/etc) Store Arcade & Gaming Center (Bike/Boat/Book/etc) Store Tattoo & Piercing Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Vicco
    County
    Perry
    State
    Kentucky
    Longitude
    -83.064074
    Latitude
    37.214633

    FAQs

    What type of property is this?
    Grocery and convenience store - High-volume grocery business for sale in a high-growth Kentucky corridor.
    Where is this grocery and convenience store located?
    The property is located at 1 Main St Vicco, KY.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: High‑volume business with $2.17M+ in annual gross sales; Potential for 12‑month payback by increasing profit margin; Strategic location on a primary state highway with high visibility
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Vasilios Bill Michailidis
    Vasilios Bill Michailidis
    Real Estate License ID: 2020001062
    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.

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