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    Duplex with Mixed Lease Terms Title is generated by Realmo AI

    825/827 Independence Dr, Madisonville, KY 42431

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    For Sale
    $185,000

    MULTI_FAMILY - Madisonville, KY

    Property size:
    1,500 SF
    Lot size:
    0.36 Acres
    Price / SF:
    $123/SF
    Added:
    Jan 15, 2026
    Days on Market:
    139
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for 825/827 Independence Dr

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    2
    Rooms
    Bedroom 2, Bedroom 1
    Window features
    Double Pane Windows
    Interior features
    Mini-Blinds
    Appliances
    Range-Electric, Refrigerator
    Standard status
    Active
    Size
    1,500 SF
    Lot size
    0.36 Acres

    Utilities

    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1977
    Number of units
    2
    Building materials
    1 Story, Brick
    Roof type
    Metal

    We can help!

    Listing Contact
    Ben Bolinger
    Ben Bolinger

    Listing agent Ben Bolinger License #246976

    Listing office Bolinger Real Estate & Auction 110 John Rives Road, Hopkinsville, KY

    Listing date Jan 15, 2026

    MLS# 118556 Listing URL

    Copyright © 2026 Madisonville-Hopkins County Board 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

    • Two units with current leases: one at $500 and one at $775
    • Lease terms: one unit month‑to‑month; the other has a year lease signed 9/30/25
    • 1‑story brick construction with a metal roof, built in 1977
    • Central air conditioning (electric) with mini‑blinds
    • Appliances include an electric range and refrigerator

    Overview

    This duplex consists of two separate units, totaling approximately 1,500 square feet on a 0.36-acre lot. Current tenancy is split between the two units, creating two different lease situations. One unit is leased for $500 on a month-to-month basis, while the other unit is leased for $775 and is under a year lease signed on 9/30/25.

    The property is located at 825/827 Independence Dr in Madisonville, Kentucky (Hopkins County). The duplex configuration supports straightforward operation as a two-unit residential income property, with each unit maintained under its respective lease terms.

    For investors or owner-operators seeking a residential income asset, the existing leases provide an operational baseline with both flexibility and longer-term structure. Because one unit is month-to-month, it may offer more adaptability over time, while the other unit’s year lease signed 9/30/25 provides defined tenancy for the current term. This is a practical fit for buyers looking for a small, manageable duplex format with documented in-place leasing details.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $15.3k $10.20
    − Vacancy −$765 −$0.51
    EGI $14.5k $9.69
    − OpEx −$4.4k −$2.91
    NOI $10.2k $6.78
    1,500 SF · lease $10.20/SF/yr · vacancy 5.00% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $145.3K
    $127.2K – $169.6K (±1% cap)
    NOI $10,174 @ 7.0% cap · market cap 5.50%
    Second Best
    Apartment 5plus
    $130.7K
    $114.4K – $152.5K (±1% cap)
    NOI $9,152 @ 7.0% cap · market cap 4.95%
    Theoretical Best
    Office A
    $253.0K
    $221.4K – $295.2K (±1% cap)
    NOI $17,712 @ 7.0% cap · market cap 9.57%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Dental Office Building Supply Auto Repair Shop Big Box & Wholesale Store Daycare Center Department Store Bar & Pub HVAC Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Madisonville
    County
    Hopkins
    State
    Kentucky
    Longitude
    -87.520309
    Latitude
    37.316597

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    FAQs

    What type of property is this?
    Duplex - Two-unit duplex in Madisonville offers one month-to-month tenant and one tenant under a year lease signed 9/30/25.
    Where is this duplex located?
    The property is located at 825/827 Independence Dr Madisonville, KY.
    What is the asking price?
    The asking price for this property is $185,000.
    What are key features of this property?
    This property features: Two units with current leases: one at $500 and one at $775; Lease terms: one unit month‑to‑month; the other has a year lease signed 9/30/25; 1‑story brick construction with a metal roof, built in 1977
    (270) 889-7848
    We can help!
    Listing Contact
    Ben Bolinger
    Ben Bolinger
    Real Estate License ID: 246976
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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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