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    Versatile Mixed-Use Building, Vanceburg Title is generated by Realmo AI

    89 2nd Street, Vanceburg, KY 41179

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    For Sale
    $348,000

    COMMERCIAL - Vanceburg, KY

    Property size:
    10,800 SF
    Lot size:
    0.40 Acres
    Price / SF:
    $32/SF
    Added:
    Dec 15, 2025
    Days on Market:
    162
    Last Refresh:
    May 26 at 1:06 pm

    Property Features for 89 2nd Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    10,800 SF
    Lot size
    0.40 Acres

    Utilities

    Heating system
    Forced Air, Electric (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1968

    We can help!

    Listing Contact
    Richard D Walje

    Listing agent Richard D Walje License #180218

    Listing office Story Realty 125 Court Square, Flemingsburg, KY

    Listing date Dec 15, 2025

    MLS# 25507965

    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

    • Prime downtown location directly across from courthouses and near banks/city offices, offering high visibility and foot traffic.
    • Versatile property with over 10,000 sq ft and ample parking, suitable for multiple income streams.
    • Includes a 3‑bedroom, 2‑bath apartment with river view terrace, ideal for owner occupancy or rental income.
    • Ground floor features a spacious retail/restaurant/diner area, private offices, and event space with kitchenette.
    • Two 3‑room private office suites with separate bathrooms, providing additional commercial rental potential.
    • Heating (Forced Air, Electric) and Central Air Cooling.

    Overview

    This commercial building is located in the heart of downtown Vanceburg, directly across from the courthouses and one block from banks and the city office building. The property offers over 10,000 square feet of space and ample parking. The ground floor features a spacious retail, restaurant, or diner area, along with two private offices, two half baths, and a meeting or private event space with a kitchenette and an additional half bath. This space is suitable for dining, professional services, or event use. The upper level includes a three-bedroom, two-bath apartment with a kitchen, den, utility room, and an outdoor terrace patio with a fireplace showcasing river views. This apartment is suitable for owner occupancy or rental income. Also accessible from the Second Street entrance are two, three-room private office suites with two separate hallway bathrooms, providing additional commercial rental potential. This mixed-use property offers possibilities for investors, business owners, or mixed-use development.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Vanceburg
    County
    Lewis
    State
    Kentucky
    Longitude
    -83.315691
    Latitude
    38.600629

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    • $249,000

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    FAQs

    What type of property is this?
    Mixed-use property - Spacious commercial building in downtown Vanceburg with multiple income possibilities.
    Where is this mixed-use property located?
    The property is located at 89 2nd Street Vanceburg, KY.
    What is the asking price?
    The asking price for this property is $348,000.
    What are key features of this property?
    This property features: Prime downtown location directly across from courthouses and near banks/city offices, offering high visibility and foot traffic.; Versatile property with over 10,000 sq ft and ample parking, suitable for multiple income streams.; Includes a 3‑bedroom, 2‑bath apartment with river view terrace, ideal for owner occupancy or rental income.
    (606) 262-0822
    We can help!
    Listing Contact
    Richard D Walje
    Real Estate License ID: 180218
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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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