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    Turnkey Equestrian Farm Land Title is generated by Realmo AI

    5550 Blackgold Road, Sweeden, KY 42285

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    Claim this Listing
    Pending
    $1,499,000

    LAND - Sweeden, KY

    Lot size:
    168.00 Acres
    Added:
    Apr 5, 2026
    Days on Market:
    60
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for 5550 Blackgold Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Perimeter, Fenced
    Standard status
    Pending
    Lot size
    168.00 Acres

    Utilities

    Water source
    Public

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Weston Hodges

    Listing agent Weston Hodges License #285024

    Listing office High Caliber Realty, Inc. 1050 Shiloh Road NW Suite 102, Kennesaw, KY

    Listing date Apr 5, 2026

    MLS# RA20261826 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

    • 168‑acre equestrian property with 7 cross‑fenced pastures for rotational grazing and herd management
    • Two productive hay fields plus automatic water systems in pastures and hay fields for year‑round water access
    • Four barns including a 40x120 red iron barn used as a breeding and veterinary facility for AQHA horses
    • 70x120 hoop barn for equipment, hay storage, or livestock needs
    • Horse working facilities for training, handling, and day‑to‑day management
    • Three ponds on the property, plus perimeter fencing and public water source

    Overview

    This turnkey equestrian property is designed for efficient horse and herd management, with seven cross-fenced pastures for rotational grazing and day-to-day handling. Two productive hay fields round out the operational mix for forage support. Automatic water systems are installed throughout the pastures and hay fields to provide reliable, year-round water access with low day-to-day maintenance.

    Improvements include four barns, anchored by a 40x120 red iron barn currently used as a breeding and veterinary facility for AQHA horses. A 70x120 hoop barn offers additional space for equipment, hay storage, or other livestock needs, with the remaining barns providing further flexibility for stalls and farm operations. Horse working facilities are also in place to support training and regular management. Three ponds add both functional water value and scenic character across the land.

    Offered for sale as a ready-to-use farm, the property combines grazing, hay production, and purpose-built equestrian infrastructure in Edmonson County, Sweeden, KY. It is a practical fit for horse owners, trainers, and breeders looking for an organized layout with established water systems and multiple barn options for day-to-day operations.
    Property Profile Location Intelligence

    Current Use by Public Records

    Berton Quarter Horses Horse Breeder

    Map

    City
    Sweeden
    County
    Edmonson
    State
    Kentucky
    Longitude
    -86.3392734
    Latitude
    37.2580577

    FAQs

    What type of property is this?
    Horse & equestrian property - Turnkey 168-acre equestrian property with cross-fenced pastures, automatic watering, multiple barns, and three ponds.
    Where is this horse & equestrian property located?
    The property is located at 5550 Blackgold Road Sweeden, KY.
    What is the asking price?
    The asking price for this property is $1,499,000.
    What are key features of this property?
    This property features: 168‑acre equestrian property with 7 cross‑fenced pastures for rotational grazing and herd management; Two productive hay fields plus automatic water systems in pastures and hay fields for year‑round water access; Four barns including a 40x120 red iron barn used as a breeding and veterinary facility for AQHA horses
    (502) 388-4100
    We can help!
    Listing Contact
    Weston Hodges
    Real Estate License ID: 285024
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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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