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    243 Black Oak Rd Clinton, TN 37716

    View on Map
    Sponsored
    For Sale
    $1,700,000

    LAND - Clinton, TN

    Lot size:
    53.17 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 16 at 1:06 pm

    Property Features for 243 Black Oak Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    073 18200 000
    Lot size
    53.17 Acres

    We can help!

    Listing Contact
    Lily Dailey

    Keller Williams Realty (865) 694-5904

    Listing agent Lily Dailey (865) 800-3544

    Listing date Mar 16, 2026

    MLS# 1332537

    Copyright © 2026 East Tennessee 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

    Equestrian Land with Development Potential

    This 53.17-acre property in Clinton, Tennessee, presents a rare opportunity with existing infrastructure suitable for equestrian or recreational use. It features two separate driveways, two septic systems, one 30-amp RV hookup, and three 50-amp RV hookups, two of which include sewer connections. Equestrian amenities include a large, flat riding arena surfaced with #9 gravel and a barn with a one-year-old roof. The barn is equipped with six 12x12 stalls and one 12x20 mare stall, along with a full bathroom, kitchenette, and washer/dryer hookups. City water is available. The land features rolling topography with open space suitable for horses, farming, or building a private estate. The property is currently enrolled in Greenbelt status, potentially offering tax benefits related to agricultural land use. A unique historical element is present in the form of a marked Revolutionary War grave in the far corner of the property. This property offers potential for horse enthusiasts, homesteaders, or those seeking privacy and land in East Tennessee, with convenient access to Clinton and surrounding areas.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Big Box & Wholesale Store Clothing & Fashion Store Travel Agency Pet Store (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Clinton
    County
    Anderson
    State
    Tennessee
    Longitude
    -84.180089
    Latitude
    36.095496

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    FAQs

    What type of property is this?
    Horse & equestrian property - 53 acres in Clinton, TN with equestrian infrastructure.
    Where is this horse & equestrian property located?
    The property is located at 243 Black Oak Rd Clinton, TN.
    What is the asking price?
    The asking price for this property is $1,700,000.
    What are key features of this property?
    This property features: - 53 rolling acres ideal for equestrian or recreational use.; - Equestrian infrastructure includes a riding arena and barn with 6 stalls, mare stall, bathroom, kitchenette, and washer/dryer hookups.; - Two separate driveways, two septic systems, and multiple RV hookups offer flexibility.
    (865) 257-4680
    Request Owner's contact information
    243 Black Oak Rd Clinton, TN 37716
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    Clinton, TN 37716
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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
    243 Black Oak Rd Clinton, TN 37716
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    Listing Contact
    Lily Dailey
    (865) 257-4680 (865) 800-3544
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