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    Kentucky Farmland Auction Opportunity Title is generated by Realmo AI

    163 McCandless Road, Upton, KY 42784

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    Claim this Listing
    For Sale
    $600,000

    Vacant Land - Upton, KY

    Lot size:
    83.00 Acres
    Added:
    May 19, 2026
    Days on Market:
    10
    Last Refresh:
    May 28 at 5:06 am

    Property Features for 163 McCandless Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    83.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Edward Durnil

    Listing agent Edward Durnil

    Listing office Tranzon Asset Advisors 1108A N Dixie Avenue, Elizabethtown, KY

    Listing date May 19, 2026

    MLS# 11777464 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Highly productive farmland with proven yield history and an existing crop lease providing immediate income.
    • Flexible tract sizes (5 to 17+ acres) suitable for farming, building, or investment.
    • Multiple prime building sites with desirable hilltop views and walkout basement potential.
    • Conveniently located between Upton and Magnolia, with easy access to I‑65 and US‑31E.
    • Scenic rural setting with rolling pastures, crop fields, and countryside views.
    • Essential utilities (County Water, Electric) are already onsite.

    Overview

    Approximately 83 acres of gently rolling, tillable land are available in 10 tracts, offered individually or in combination. Tract sizes range from 5 acres to over 17 acres. The property is located conveniently, being 25 minutes from Elizabethtown, 12 minutes from Upton and Magnolia, 17 minutes from Hodgenville, 20 minutes from the Ford Plant at Glendale, and 20 minutes from Munfordville. The farmland has a proven multi-year yield history, with soybeans averaging 87 BU/ac and corn averaging 180-187 BU/ac. An existing crop lease with a prorated payment of $200 per acre transfers to the buyer at closing, offering an immediate income opportunity. Multiple tracts offer ideal topography for building a private country estate. Homesites range from 5 acres to 17 acres. The location is a scenic rural setting with rolling cattle pastures and neighboring crop fields. County water and electric are available onsite. The property is positioned between Upton and Magnolia, with access to I-65 and US-31E within 5 miles.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Upton
    County
    Hardin
    State
    Kentucky
    Longitude
    -85.828252
    Latitude
    37.432995

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 83 acres of gently rolling, tillable land offered in tracts.
    Where is this agricultural land / farmland located?
    The property is located at 163 McCandless Road Upton, KY.
    What is the asking price?
    The asking price for this property is $600,000.
    What are key features of this property?
    This property features: Highly productive farmland with proven yield history and an existing crop lease providing immediate income.; Flexible tract sizes (5 to 17+ acres) suitable for farming, building, or investment.; Multiple prime building sites with desirable hilltop views and walkout basement potential.
    (270) 769-0284
    We can help!
    Listing Contact
    Edward Durnil
    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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