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    Downtown Restaurant Building Title is generated by Realmo AI

    1803 W Cumberland Avenue, Middlesboro, KY 40965

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    Claim this Listing
    New
    For Sale
    $325,000

    COMMERCIAL - Middlesboro, KY

    Property size:
    12,210 SF
    Lot size:
    0.60 Acres
    Price / SF:
    $26/SF
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for 1803 W Cumberland Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    32
    Standard status
    Active
    APN
    082-20-00-116.00
    Size
    12,210 SF
    Lot size
    0.60 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Heat Pump

    Building Details

    Year built
    1900
    Floors in Building
    1
    Roof type
    Flat

    We can help!

    Listing Contact
    Sheila Durham
    Sheila Durham

    Listing agent Sheila Durham License #343052

    Listing office Coldwell Banker Bisceglia Realty & Auction Co 1313 Cumberland Avenue, Middlesboro, KY

    Listing date Jun 3, 2026

    MLS# 26012876

    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

    • 12,210 SF commercial building in the Downtown Business District
    • Long‑established restaurant tenant occupies 4,070 SF, with 8,140 SF additional open space available
    • 141 feet of road frontage in a downtown setting
    • Ample on‑site parking for customers and employees
    • Roof is flat; heating is forced air and cooling is a heat pump
    • Served by public sewer

    Overview

    This for-sale commercial property at 1803 W Cumberland Avenue in Middlesboro, KY consists of a 12,210-square-foot building set up with a currently occupied restaurant area. The existing tenant occupies 4,070 square feet, leaving 8,140 square feet of additional open space that can support expanded retail or office concepts, or other mixed-use arrangements based on tenant needs.

    The building is positioned in the Downtown Business District and offers 141 feet of road frontage designed for customer visibility. On-site parking is available for customers and employees, supporting day-to-day access for both the current tenant and any future occupant.

    For buyers and operators looking for a property with an established restaurant presence, this building provides a practical combination of occupancy and flexibility. The remaining open space gives room to accommodate additional tenants or reconfigure for office or retail use, depending on how an owner wants to stage the improvements and leasing plan. Whether expanding the current operation or adding a second user, the asset’s frontage and on-site parking are key features supporting active retail and service traffic from the roadway.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Middlesboro
    County
    Bell
    State
    Kentucky
    Longitude
    -83.711397
    Latitude
    36.607089

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    FAQs

    What type of property is this?
    Conventional restaurant - Commercial building with an existing restaurant tenant and substantial additional space for retail or office use.
    Where is this conventional restaurant located?
    The property is located at 1803 W Cumberland Avenue Middlesboro, KY.
    What is the asking price?
    The asking price for this property is $325,000.
    What are key features of this property?
    This property features: 12,210 SF commercial building in the Downtown Business District; Long‑established restaurant tenant occupies 4,070 SF, with 8,140 SF additional open space available; 141 feet of road frontage in a downtown setting
    (606) 499-9029
    We can help!
    Listing Contact
    Sheila Durham
    Sheila Durham
    Real Estate License ID: 343052
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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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