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    Property profile & analytics

    2810 Barnes Rd Williamstown, KY 41097

    • Commercial real estate
    • 133.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US34-1642140
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2810 Barnes Rd

    Lot size
    133.00 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 133-acre property, located at 2810 Barnes Rd, Williamstown, KY 41097, presents a unique opportunity for residential development or recreational use. Situated at the end of Barnes Rd, it offers convenient access to Interstate 75 while maintaining a secluded feel. The land itself is well-suited for various recreational activities, boasting abundant wildlife, a pond, and a bordering stream. Existing improvements include a newer manufactured home and several barns. The property's layout is ideal for establishing hunting spots, fishing holes, and deer stands. Its strategic location and ample acreage make it highly attractive for a buyer interested in creating a residential community. The property's natural features, combined with its proximity to major transportation routes, create a compelling investment opportunity. This is a rare chance to acquire a substantial tract of land with significant potential in Grant County, Kentucky. The asking price is $2,500,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Williamstown
    County
    Grant
    State
    Kentucky
    Longitude
    -84.6186717
    Latitude
    38.6426957

    Comparable in this City

    • $289,000
      17.65 Acres

      Williamstown Land with Creek

      17 acre Williamstown farm land with creek and woods.
      Roselawn Dr, Williamstown, KY 41097
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    • $148,000
      14.00 Acres

      14 Acres Ideal Mini-Farm Homestead

      14 acre tract perfect for mini-farm or homestead living.
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    • $2,750,000

      Prime Land in Northern Kentucky

      High-traffic location offers unparalleled visibility and accessibility.
      1060 Barnes Rd, Williamstown, KY 41097
      View Details
    • $32,000

      Residential Land Near Williamstown Lake

      Building lot near Williamstown Lake, ideal for a dream home.
      50 Harbour Pointe Dr, Williamstown, KY 41097
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    • $32,000

      Residential Land Near Williamstown Lake

      Building lot near Williamstown Lake, convenient to Northern Kentucky.
      52 Harbour Pointe Dr, Williamstown, KY 41097
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    • $31,900

      Residential Land in Harbour Pointe

      Building lot in upscale Williamstown Lake community.
      Harbour Pointe Dr, Williamstown, KY 41097
      View Details

    Similar Nearby for Sale

    • $148,000
      14.00 Acres

      14 Acres Ideal Mini-Farm Homestead

      14 acre tract perfect for mini-farm or homestead living.
      10 Waterworks Rd, Williamstown, KY 41097
      View Details
    • $289,000
      17.65 Acres

      Williamstown Land with Creek

      17 acre Williamstown farm land with creek and woods.
      Roselawn Dr, Williamstown, KY 41097
      View Details
    • $2,750,000

      Prime Land in Northern Kentucky

      High-traffic location offers unparalleled visibility and accessibility.
      1060 Barnes Rd, Williamstown, KY 41097
      View Details
    • $32,000

      Residential Land Near Williamstown Lake

      Building lot near Williamstown Lake, ideal for a dream home.
      50 Harbour Pointe Dr, Williamstown, KY 41097
      View Details
    • $32,000

      Residential Land Near Williamstown Lake

      Building lot near Williamstown Lake, convenient to Northern Kentucky.
      52 Harbour Pointe Dr, Williamstown, KY 41097
      View Details
    • $31,900

      Residential Land in Harbour Pointe

      Building lot in Harbour Pointe Development near Williamstown Lake.
      Harbour Pointe Dr, Williamstown, KY 41097
      View Details
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    2810 Barnes Rd
    Williamstown, KY 41097
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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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