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    Cabin and Boat Shed Investment Title is generated by Realmo AI

    5985 S Hwy 259, Westview, KY 40178

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    Claim this Listing
    For Sale
    Under Contract
    $169,000

    Mixed Use, Free-standing,Other-See Remarks - Westview, KY

    Type:Mixed Use
    Added:
    Nov 11, 2025
    Days on Market:
    181
    Last Refresh:
    May 11 at 11:06 pm

    Property Features for 5985 S Hwy 259

    General Information

    Property type
    Commercial Sale
    Property subtype
    Mixed Use
    Parking features
    Paved or Surfaced
    Standard status
    Active Under Contract

    Utilities

    Cooling system
    Multi Units, Window Unit(s), Zoned

    Building Details

    Flooring type
    Tile, Vinyl
    Architectural style
    Other

    We can help!

    Listing Contact
    Catherine Corbett

    Listing agent Catherine Corbett License #207796

    Listing office GREATER ROUGH RIVER REALTY GROUP 9427 S Hwy 259, Mc Daniels, KY

    Listing date Nov 11, 2025

    MLS# 93526 Listing URL

    Copyright © 2026 Greater Owensboro Realtor® Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 6 boat shed units with 69 slips on Rough River Lake.
    • Turnkey property being sold furnished.
    • Recently remodeled 1 BR - 1 BA cabin with open concept living.
    • Potential for short term rental investment or personal use.
    • Mostly flat lot offering space for expansion or improvements.
    • Full unfinished basement with outside entry, potentially convertible to living space.

    Overview

    This unique property offers a cozy 1-bedroom, 1-bathroom cabin and 6 boat shed units with 69 slips, situated on a mostly flat lot. The remodeled cabin features an open concept living area with a fully functional kitchen and a large bedroom attached to a full bathroom. A full unfinished basement with an outside entry presents the possibility of additional living space. The property is being sold furnished. Located in Westview, KY, near Rough River Lake, the property is within minutes of local restaurants, boat ramps, and campgrounds. This property offers potential as a short-term rental investment or personal use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Department Store Storage Facility Electrical Service Plumbing Service Pet Store & Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Westview
    County
    Breckinridge
    State
    Kentucky
    Longitude
    -86.423476
    Latitude
    37.67061

    FAQs

    What type of property is this?
    Campground - Unique property with cabin and boat sheds near Rough River Lake.
    Where is this campground located?
    The property is located at 5985 S Hwy 259 Westview, KY.
    What is the asking price?
    The asking price for this property is $169,000.
    What are key features of this property?
    This property features: 6 boat shed units with **69 slips on Rough River Lake**.; Turnkey property being sold furnished.; Recently remodeled 1 BR - 1 BA cabin with open concept living.
    (270) 287-2421
    We can help!
    Listing Contact
    Catherine Corbett
    Real Estate License ID: 207796
    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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