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    12 Cliff View Dr Franklin, NC 28734

    Sponsored
    For Sale
    $40,000

    Cleared Lot,Residential - Franklin, NC

    Type:Single Family Residence
    Lot size:
    4.00 Acres
    Days on Market:
    64
    Last Refresh:
    Jan 21 at 11:06 am

    Property Features for 12 Cliff View Dr

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    APN
    7501705076
    Exterior features
    None
    Lot size
    4.00 Acres

    Taxes and HOA fees

    Expense value
    500
    Expense
    Home Owner Assessments Fee

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Stephanie Sainz
    Stephanie Sainz

    Bald Head Realty (828) 369-0000 [email protected]

    Listing agent Stephanie Sainz (828) 369-0000

    Listing date Nov 19, 2025

    MLS# 26038022 Listing URL

    Copyright © 2026 Carolina Smokies Association 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.

    Learn more

    Property Insight Report

    Overview

    Residential Lot with Mountain Views

    This 4.00-acre tract is located in the Cliff View development. The property offers long-range mountain views and easy access via well-maintained, wide gravel roads. A driveway and freshly graded building site are ready for construction. Underground power is in place, and new septic and well permits have been obtained. A minimum of 1400 square feet is required for any home built on the property, and only stick-built, on-site homes are permitted; modular, mobile, or manufactured homes are not allowed. Owners may live in an RV on the property for up to 9 months while building. Protective covenants are available at www.maconnc.org, Deed Book E-30, Pages 1808-1813. The HOA fee is $500 per year for undeveloped lots and $700 per year once a home is built, covering roads, entrance, and gate maintenance. The location is approximately 20 minutes from Franklin, NC, 25 minutes from Clayton, GA, 45 minutes from Highlands, NC, and an hour from the Great Smoky Mountain National Park. The area is suitable for hiking, fishing, hunting, gem mining, and rafting.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Franklin
    County
    Macon
    State
    North Carolina
    Longitude
    -83.327459
    Latitude
    35.073034

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    FAQs

    What type of property is this?
    Residential land & home lot - 4-acre lot with long-range mountain views, ready to build.
    Where is this residential land & home lot located?
    The property is located at 12 Cliff View Dr Franklin, NC.
    What is the asking price?
    The asking price for this property is $40,000.
    What are key features of this property?
    This property features: - Ready to build: Driveway, graded building site, new septic and well permits, and underground power are already in place.; - Excellent mountain views: Enjoy the peaceful setting and long-range mountain views from this 4-acre tract.; - Convenient location: Close to Franklin, NC, Clayton, GA, Highlands, NC, and the Great Smoky Mountains National Park.
    (828) 369-0000
    Request Owner's contact information
    12 Cliff View Dr Franklin, NC 28734
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    Franklin, NC 28734
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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
    12 Cliff View Dr Franklin, NC 28734
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    We can help!
    Listing Contact
    Stephanie Sainz
    Stephanie Sainz
    Real Estate License ID: 280276
    (828) 369-0000
    Learn more
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