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    Versatile Commercial Building in Kimper Title is generated by Realmo AI

    5550 Upper Johns, Kimper, KY 41539

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    For Sale
    $150,000

    COMMERCIAL - Kimper, KY

    Property size:
    2,400 SF
    Lot size:
    0.59 Acres
    Price / SF:
    $62/SF
    Added:
    Jan 26, 2026
    Days on Market:
    118
    Last Refresh:
    May 24 at 12:06 pm

    Property Features for 5550 Upper Johns

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    171-00-00-005.03
    Size
    2,400 SF
    Lot size
    0.59 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Wood Stove, Wood
    Cooling system
    Central Air

    Building Details

    Year built
    1990
    Floors in Building
    1
    Building materials
    Block
    Roof type
    Metal

    We can help!

    Listing Contact
    Christina Payne

    Listing agent Christina Payne

    Listing office United Real Estate Bluegrass 424 Lewis Hargett Cir Ste 120, Lexington, KY

    Listing date Jan 26, 2026

    MLS# 26002072

    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

    • Commercial zoning allows for diverse possibilities, buyer to verify permitted uses.
    • Durable block construction with metal roof ensures longevity and low maintenance.
    • Spacious 2,400 sq. ft. open interior provides flexible layout options.
    • Situated on a large 0.59‑acre lot in a quiet rural setting, offering privacy and space to expand.
    • Includes a full kitchen and full bathroom for immediate usability.
    • Built in 1990, this converted block building offers a unique opportunity for versatile use.

    Overview

    This 2,400 sq. ft. block building, constructed in 1990, has been converted into a functional living space and is situated on a 0.59-acre lot in a quiet rural setting. The property includes a full kitchen and a full bathroom, providing immediate usability while allowing for customization. Constructed of durable block with a metal roof, the building offers solid structure and longevity. The open interior layout allows for flexible use and easy adaptation for residential, commercial, or mixed-use purposes. Commercial zoning offers a wide range of potential options, including a live/work setup, studio, workshop, office, or small business location. The buyer is responsible for verifying permitted uses. This property offers rural privacy with space to expand or tailor the property to individual needs. It presents a unique opportunity for buyers seeking versatility, durable construction, and commercial zoning in a peaceful country setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Auto Repair Shop Cosmetic Store (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Kimper
    County
    Pike
    State
    Kentucky
    Longitude
    -82.264753
    Latitude
    37.493329

    FAQs

    What type of property is this?
    Mixed-use property - 2,400 sq ft building on 0.59 acres in rural setting.
    Where is this mixed-use property located?
    The property is located at 5550 Upper Johns Kimper, KY.
    What is the asking price?
    The asking price for this property is $150,000.
    What are key features of this property?
    This property features: Commercial zoning allows for diverse possibilities, buyer to verify permitted uses.; Durable block construction with metal roof ensures longevity and low maintenance.; Spacious 2,400 sq. ft. open interior provides flexible layout options.
    (859) 619-6323
    We can help!
    Listing Contact
    Christina Payne
    Request Owner's contact information
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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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