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    Secluded Farm Oasis with Views Title is generated by Realmo AI

    610 Matthew Lane, Grayson, KY 41143

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    122-acre farm featuring a stocked pond and horse barn.

    Type:Land
    Property size:
    2,040 SF
    Lot size:
    122.00 Acres
    Price / SF:
    $220/SF
    Added:
    Jul 2, 2024
    Days on Market:
    705
    Last Refresh:
    May 12 at 8:49 pm

    Property Features for 610 Matthew Lane

    General Information

    Standard status
    Active
    Size
    2,040 SF
    Lot size
    122.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Deborah Manning

    Listing agent Deborah Manning License #KY

    Listing office Manning Realty

    Listing date Jul 2, 2024

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Manning Realty

    HighLights

    • 122+/- acre gated farm offering privacy and seclusion with panoramic views.
    • Features a 54x64 horse barn with electric, water, 3 stalls, feed room, and attached equipment shed.
    • Enjoy a stocked fishing pond, fenced pasture, chicken coop, and storage building.
    • Boasts a 2020 model modular farmhouse with 2,040 sq ft, 3 bedrooms, 2.5 baths, and a spacious eat‑in kitchen.
    • Hunting opportunities with trails, two tree stands, food plots, plus a smoker building.
    • Small creek with cliff views and a waterfall.

    Overview

    This 122+/- acre farm offers panoramic views and is located at the end of the road, providing privacy and seclusion. The property includes a stocked fishing pond and a fenced pasture area suitable for horses. A 54x64 horse barn is equipped with electric and water, featuring three horse stalls, a feed room, and an attached equipment shed. Additional structures include a chicken coop with a fenced area and a storage building. Trails throughout the woods provide access for hunting, with two tree stands and food plots present on the property. A small creek features cliff views and a waterfall. There is also a smoker building. The 2020 model modular farmhouse has 2,040 square feet and includes three bedrooms and 2.5 bathrooms. The eat-in kitchen features a large island with additional seating and white farmhouse cabinets. The living room has a post and beam ceiling and a built-in shelving and entertainment center. The master suite includes a large walk-in closet and an en-suite bathroom with a soaker tub, shower, and his and her sinks. The flooring consists of gray-tone plank flooring and carpeting. A spacious laundry room is also included. High-speed internet is available at the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Real Estate Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Grayson
    County
    Carter
    State
    Kentucky
    Longitude
    -83.01384
    Latitude
    38.283146

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    FAQs

    What type of property is this?
    Farm - 122-acre farm featuring a stocked pond and horse barn.
    Where is this farm located?
    The property is located at 610 Matthew Lane Grayson, KY.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: 122+/- acre gated farm offering privacy and seclusion with panoramic views.; Features a 54x64 horse barn with electric, water, 3 stalls, feed room, and attached equipment shed.; Enjoy a stocked fishing pond, fenced pasture, chicken coop, and storage building.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Deborah Manning
    Real Estate License ID: KY
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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.

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