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    320 Frost Bottom Rd Oliver Springs, TN 37840

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    Sponsored
    For Sale
    $350,000

    LAND - Oliver Springs, TN

    Lot size:
    23.93 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 18 at 7:06 am

    Property Features for 320 Frost Bottom Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    085 04200 000
    Lot size
    23.93 Acres

    We can help!

    Listing Contact
    Hunter Gregory

    Goldman Partners Realty, LLC (865) 444-3241

    Listing agent Hunter Gregory (865) 407-6860

    Listing date Mar 17, 2026

    MLS# 1333044 Listing URL

    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

    Oliver Springs Land Near Windrock

    This 23.93 +/- acre tract is zoned AG-1/Timber and has no recorded deed restrictions. The property is located directly across from Hoskins Gap Rd, leading to Wind Rock Bike Park & Wind Rock Off Road Park. Its location may be suitable for short-term rentals for park enthusiasts. Permitted uses, according to Anderson County, Tennessee Zoning Ordinance, include agricultural and forestry uses and their accessory structures, detached single-family and two-family dwellings, individual mobile home structures, signs and billboards, public or private schools or colleges, churches, golf courses, country clubs, golf driving ranges, parks, playgrounds, swimming pools campgrounds, athletic fields, and other recreational uses, utility facilities necessary for the provisions of public services, surface and subsurface coal mining operations and uses customarily incidental thereto, health care and rehabilitation facilities except hospitals or medical incinerators, bed and breakfast establishments, and owner-occupied (Homestay) and non-owner occupied short-term residences.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Real Estate Agency Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Oliver Springs
    County
    Roane
    State
    Tennessee
    Longitude
    -84.30419
    Latitude
    36.058872

    Nearby Similar for Sale

    • $299,000
      2,044 SF

      Oliver Springs Multifamily Opportunity

      Multifamily property in Oliver Springs, Tennessee.
      313 W Spring St, Oliver Springs, TN 37840
      View Details

    FAQs

    What type of property is this?
    Recreation land - 23.93 acres near Windrock Bike and Off Road Parks.
    Where is this recreation land located?
    The property is located at 320 Frost Bottom Rd Oliver Springs, TN.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: - Prime location directly across from Hoskins Gap Rd, providing immediate access to Wind Rock Bike Park & Wind Rock Off Road Park, ideal for short-term rental opportunities catering to park enthusiasts.; - Large 23.93 +/- acre tract offering ample space and potential for various uses.; - Zoned AG-1/Timber, providing flexibility for agricultural, forestry, and residential uses.
    (865) 407-6860
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    320 Frost Bottom Rd Oliver Springs, TN 37840
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    Oliver Springs, TN 37840
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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
    320 Frost Bottom Rd Oliver Springs, TN 37840
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    We can help!
    Listing Contact
    Hunter Gregory
    (865) 407-6860
    Learn more
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