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    Duplex and Manufactured Home Portfolio Title is generated by Realmo AI

    225 Highway 895, Williamsburg, KY 40769

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    New
    For Sale
    $650,000

    COMMERCIAL - Williamsburg, KY

    Property size:
    8,000 SF
    Lot size:
    11.20 Acres
    Price / SF:
    $81/SF
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for 225 Highway 895

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    R-1
    Standard status
    Active
    APN
    056-00-00-025.00
    Size
    8,000 SF
    Lot size
    11.20 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)
    Cooling system
    Electric

    Building Details

    Year built
    1988

    We can help!

    Listing Contact
    Misty Lewis

    Listing agent Misty Lewis

    Listing office CENTURY 21 Advantage Realty 911 N Main St, London, KY

    Listing date Jun 5, 2026

    MLS# 26013032

    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

    • 10 rental units across a 11.70‑acre package in Whitley County, KY, sold together as one package (no split sales).
    • Gross rental income of $7,250/month ($87,000/year) with an 8.03% cap rate and 7.47x gross rent multiplier.
    • Property 1: duplex apartment building at 3641 W Highway 204 (Canadatown) on 0.50 acres; 2 units leasing at $575/mo each.
    • Property 2: 11.2‑acre farm tract at 225 Highway 895 (White Town) with 8 manufactured homes; rents range $700-$850/mo.
    • Manufactured home rent mix on Property 2: 1 at $700/mo, 5 at $750/mo, 1 at $800/mo, and 1 at $850/mo.
    • Utilities/services: electric heating and electric cooling; served by Cumberland Valley Electric; sewer via septic tank.

    Overview

    This for-sale dual-property package includes a duplex apartment building and a manufactured-home tract, sold together as a single portfolio with no split sales. The duplex is located at 3641 W Highway 204 in the Canadatown community and contains two rental units, both currently leased. The second property is an 11.2-acre farm tract at 225 Highway 895 in the White Town community, home to 8 manufactured homes with current rents ranging from $700 to $850 per month. Combined, the offering represents 10 units on 11.70 acres, with gross rental income listed at $7,250 per month (or $87,000 annually) and gross rent multiplier of 7.47x, based on the provided rent roll.

    Both properties are located within the Whitley County School District and are served by Cumberland Valley Electric. The additional acreage on the 225 Highway 895 tract may provide room for future expansion or development, subject to buyer verification of boundaries and zoning. Buyer is responsible for verifying all rents, leases, utilities, boundaries, and zoning. Tenants are not to be disturbed, and showings are by appointment only through the listing agent.

    For investors seeking a rural Kentucky income portfolio, this package provides a straightforward multi-unit mix across the duplex and manufactured-home properties. The existing leased units offer an immediate rental structure, while the larger tract at 225 Highway 895 provides additional land area that can support future planning based on confirmed zoning and permitting requirements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Map

    City
    Williamsburg
    County
    Whitley
    State
    Kentucky
    Longitude
    -84.23259
    Latitude
    36.795645

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    FAQs

    What type of property is this?
    Mobile home & RV park - Two-property package with a total of 10 rental units, including a duplex and multiple manufactured homes.
    Where is this mobile home & rv park located?
    The property is located at 225 Highway 895 Williamsburg, KY.
    What is the asking price?
    The asking price for this property is $650,000.
    What are key features of this property?
    This property features: 10 rental units across a 11.70‑acre package in Whitley County, KY, sold together as one package (no split sales).; Gross rental income of $7,250/month ($87,000/year) with an 8.03% cap rate and 7.47x gross rent multiplier.; Property 1: duplex apartment building at 3641 W Highway 204 (Canadatown) on 0.50 acres; 2 units leasing at $575/mo each.
    (606) 521-1361
    We can help!
    Listing Contact
    Misty Lewis
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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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