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    4971 Veterans Memorial Highway Brownsville, KY 42210

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    For Sale
    $1,625,000

    Multi-Family - Brownsville, KY

    Type:Multi Family
    Lot size:
    2.94 Acres
    Added:
    Oct 1, 2025
    Days on Market:
    220
    Last Refresh:
    May 8 at 4:06 pm

    Property Features for 4971 Veterans Memorial Highway

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Multi Family
    Parking
    25
    Parking features
    Parking Lot
    Patio and Porch features
    Patio, Deck
    Interior features
    Attic Fan, Walk-in Closet(s)
    Exterior features
    Concrete Walks, Covered Deck, Covered Patio, Exterior Lights, Landscaping, Trees
    Standard status
    Active
    APN
    050-00-00-045.07
    Lot size
    2.94 Acres

    Building Details

    Year built
    2022
    Number of units
    12
    Building materials
    Brick
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Andy Shultz

    Listing agent Andy Shultz License #338366

    Listing office Bowling Green Realty, Inc. P.O. Box 1153, Bowling Green, KY

    Listing date Oct 1, 2025

    MLS# RA20255686 Listing URL

    Copyright © 2026 REALTOR® Association of Southern Kentucky, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Income‑producing property with 12 units currently leased.
    • Includes a newer 8‑plex (built in 2023) and a 4‑plex (built in 2019).
    • Two units are successfully operating as short‑term rentals, offering immediate income potential.
    • Modern finishes include LVT flooring, shaker cabinets, and granite surfaces.
    • Tenants pay all utilities except trash, reducing owner expenses.
    • Each unit has washer/dryer connections for tenant convenience.

    Overview

    Brownsville Multi-Family Investment Opportunity

    This property features twelve units for sale in Brownsville, Kentucky, located at 4971 and 4977 Veterans Memorial Highway. The property includes an eight-unit building constructed in 2023 and a four-unit building constructed in 2019. All units are currently leased and generating income. The eight-unit building consists of two-bedroom, two-bathroom units, while the four-unit building offers two-bedroom, one-bathroom units. Two of the units are currently utilized as short-term rentals with successful performance. These units can be sold furnished, and the short-term rentals can be maintained or terminated. Each unit features LVT flooring throughout, shaker cabinets, granite surfaces in all wet areas, and washer/dryer connections. Tenants are responsible for all utilities, with the exception of trash. The properties are situated on a 2.94-acre lot. All units must be sold together.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Short term rental ...

    Suggested Use

    Building Supply Bar & Pub Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Brownsville
    County
    Edmonson
    State
    Kentucky
    Longitude
    -86.221397
    Latitude
    37.154905

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    FAQs

    What type of property is this?
    Apartment building - Twelve-unit multi-family property in Brownsville, Kentucky, fully leased and income-producing.
    Where is this apartment building located?
    The property is located at 4971 Veterans Memorial Highway Brownsville, KY.
    What is the asking price?
    The asking price for this property is $1,625,000.
    What are key features of this property?
    This property features: Income‑producing property with 12 units currently leased.; Includes a newer 8‑plex (built in 2023) and a 4‑plex (built in 2019).; Two units are successfully operating as short‑term rentals, offering immediate income potential.
    (270) 991-3503
    We can help!
    Listing Contact
    Andy Shultz
    Real Estate License ID: 338366
    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.

    More about this property
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