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    Drakesboro Land with Pond Title is generated by Realmo AI

    2 Ditney Hill Rd, Drakesboro, KY 42337

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    For Sale
    $175,000

    LAND - Drakesboro, KY

    Lot size:
    25.00 Acres
    Added:
    May 29, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 3 at 11:06 am

    Property Features for 2 Ditney Hill Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    178.04.02.020.000
    Lot size
    25.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public

    We can help!

    Listing Contact
    Jalyn Nutgrass

    Listing agent Jalyn Nutgrass

    Listing office RE/MAX Premier Properties 10605 Shelbyville Road, Louisville, KY

    Listing date May 29, 2026

    MLS# 1718864 Listing URL

    Copyright © 2026 Greater Louisville Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Direct access to Peabody Wildlife Management Area (60,000+ acres) for hunting and recreation.
    • 25+\/- acre private tract ideal for hunting, homesite, or recreation.
    • Established trails throughout the property for easy access.
    • Mature timber, diverse terrain, and a quiet rural setting.
    • Pond on the property.
    • Electric available at the road; water service available.

    Overview

    This 25+/- acre tract is located in Muhlenberg County, KY, and includes a pond. Established trails provide accessibility for ATV/UTV use, walking, or hunting. The property is suitable for a private hunting retreat, homesite, or recreational getaway. It borders the Peabody Wildlife Management Area, which spans over 60,000 acres, offering access to additional huntable acres for deer, turkey, and waterfowl. The adjacent WMA land is protected from development, ensuring privacy and wildlife traffic. Mature timber, diverse terrain, and a quiet rural setting characterize the property. Electric service is available at the road, and water service is provided by Drakesboro Gas and Water.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Restaurant Auto Repair Shop Hotel & Motel Kitchen & Bath Showroom HVAC Service (Bike/Boat/Book/etc) Store Wine and Liquor Store Plumbing Service Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Drakesboro
    County
    Muhlenberg
    State
    Kentucky
    Longitude
    -87.059906
    Latitude
    37.205321

    Nearby Similar for Sale

    • $360,000

      Drakesboro Land with Pond

      80-acre land with pond, ideal for hunting and recreation.
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    • $300,000

      Drakesboro Farm with Waterfowl Habitat

      100-acre farm with lakes, ponds, creeks, and flooded timber.
      0000 State Route 176, Drakesboro, KY 42337
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    • $130,000

      25 Acres Hunting Land, Drakesboro

      25+/- acre hunting retreat bordering Peabody Wildlife Management Area.
      1 Ditney Hill Rd, Drakesboro, KY 42337
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    • $200,000

      Recreational Land For Sale

      66.892 acres of recreational land for outdoor activities.
      5101 Rochester Road, Drakesboro, KY 42337
      View Details

    FAQs

    What type of property is this?
    Hunting land - 25+/- acre tract perfect for hunting, homesite, or recreation.
    Where is this hunting land located?
    The property is located at 2 Ditney Hill Rd Drakesboro, 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: Direct access to Peabody Wildlife Management Area (60,000+ acres) for hunting and recreation.; 25+\/- acre private tract ideal for hunting, homesite, or recreation.; Established trails throughout the property for easy access.
    (502) 382-8238
    We can help!
    Listing Contact
    Jalyn Nutgrass
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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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    2 Ditney Hill Rd, Drakesboro, KY 42337
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