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    Established RV Park on 12 Acres Title is generated by Realmo AI

    585 River Rd, Mc Carr, KY 41544

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    Claim this Listing
    For Sale
    $759,900

    Commercial - McCarr, KY

    Property size:
    292 SF
    Lot size:
    12.00 Acres
    Price / SF:
    $2,602/SF
    Added:
    Apr 20, 2026
    Days on Market:
    35
    Last Refresh:
    May 24 at 12:06 pm

    Property Features for 585 River Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    292 SF
    Lot size
    12.00 Acres

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Multi Units, Window Unit(s)

    Building Details

    Year built
    2020
    Floors in Building
    1
    Flooring type
    Vinyl
    Building materials
    Log
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Rebecca Kennedy

    Listing agent Rebecca Kennedy

    Listing office AAA Real Estate Services Hibbard St. 141, Pikeville, KY

    Listing date Apr 20, 2026

    MLS# 128339 Listing URL

    Copyright © 2026 Eastern Kentucky 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

    • Established RV Park in prime location for Hillbilly and Hatfield McCoy Trails.
    • 25 RV hookup sites with full utilities (electric, water, and sewer).
    • 12 acres of flat land with expansion potential.
    • Office building and bathhouse on site.
    • Scenic views along the Tug River.
    • Relatively new construction (built in 2020).

    Overview

    This well-established RV Park is situated in the heart of the Hillbilly Trails and Hatfield McCoy Trails. The property features 12 acres of flat land and includes 25 RV hookup sites equipped with electric, water, and sewer connections. An office building and a bathhouse are located on the premises, along with picnic tables. There is ample land available for expansion. The site runs along the Tug River, offering views. The property size is 292 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hatfield's Hideout Campground & RV Park Dirty Hooker Off ... Auto Repair Shop

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Pharmacy Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Mc Carr
    County
    Pike
    State
    Kentucky
    Longitude
    -82.178032
    Latitude
    37.617971

    Nearby Similar for Sale

    • $349,900

      McCarr, KY Residential Land

      33 acres of residential land, excellent investment opportunity.
      8957 Highway 1056, McCarr, KY 41544
      View Details
    • $40,000

      Residential Land Near Hatfield McCoy

      0.22 acre residential lot near Hatfield McCoy ATV Trail.
      20 Ashwood Dr, McCarr, KY 41544
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - RV park with hookups, bathhouse, and expansion potential.
    Where is this mobile home & rv park located?
    The property is located at 585 River Rd Mc Carr, KY.
    What is the asking price?
    The asking price for this property is $759,900.
    What are key features of this property?
    This property features: Established RV Park in prime location for Hillbilly and Hatfield McCoy Trails.; 25 RV hookup sites with full utilities (electric, water, and sewer).; 12 acres of flat land with expansion potential.
    (606) 477-1919
    We can help!
    Listing Contact
    Rebecca Kennedy
    Real Estate License ID: 276683
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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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