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    502/Ac Tbd Gregory Rd Sneedville, TN 37869

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    Sponsored
    For Sale
    $3,999,999

    LAND - Sneedville, TN

    Type:Single Family Residence
    Lot size:
    502.00 Acres
    Days on Market:
    31
    Last Refresh:
    Mar 21 at 9:06 pm

    Property Features for 502/Ac Tbd Gregory Rd

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    APN
    052 09100 000
    Lot size
    502.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well
    Water front features
    River Front
    Water front
    1

    Building Details

    Additional Structures
    Greenhouse

    We can help!

    Listing Contact
    David C Cantrell

    Whitetail Properties Real Estate LLC

    Listing agent David C Cantrell

    Listing date Feb 18, 2026

    MLS# 709837

    Copyright © 2026 Lakeway Area 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

    Overview

    Tennessee Mountain Estate on Clinch River

    This East Tennessee mountain estate offers approximately 502 acres of natural landscape along the Clinch River, featuring a mix of hardwoods, open ridges, farmland, bluffs, caves, springs, and creeks. The property includes about 1.5 miles of river frontage, multiple waterfalls, and a large private stocked pond. Miles of trails accommodate UTV/ATV use, hiking, biking, and horseback riding. The land supports abundant wildlife, timber, natural herbs, roots, mushrooms, and potential mineral resources. Improvements include a 20x40 barndominium with an oversized 3-car garage and finished living space, along with a screened-in porch offering mountain views. There is also a 12x38 tiny guest home with 2 lofts, a full kitchen, a luxury bath, and an outdoor shower, plus a custom RV guest home that sleeps 8 and features two covered porches. A 12x32 treehouse, elevated 15 feet, includes a wrap-around deck, 20' and 60' slides, a fire pole, a playfort, and monkey bars. The property also features 5 campsites with hook-ups, two workshops (12x20 and 12x32, both with lofts), barns, a chicken coop, and a garden area. Located 5 minutes from downtown Sneedville, the property is also within driving distance of Morristown, Rogersville, Knoxville, and the Tri-Cities area. The property is suitable for a private estate, multi-family compound, homestead, resort/retreat, or adventure park.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sneedville
    County
    Hancock
    State
    Tennessee
    Longitude
    -83.253005
    Latitude
    36.488721

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    FAQs

    What type of property is this?
    Ranch - 502-acre East Tennessee estate with river frontage and diverse features.
    Where is this ranch located?
    The property is located at 502/Ac Tbd Gregory Rd Sneedville, TN.
    What is the asking price?
    The asking price for this property is $3,999,999.
    What are key features of this property?
    This property features: - 502+/- acre estate with **1.5+/- miles of Clinch River frontage, multiple waterfalls, and a private stocked pond.**; - Includes a **20x40 barndominium with oversized 3-car garage and finished living space**, a 12x38 tiny guest home, and a custom RV guest home (sleeps 8).; - Features a **12x32 treehouse with wrap-around deck, slides, fire pole, playfort, and monkey bars.**
    (828) 230-7778
    Request Owner's contact information
    502/Ac Tbd Gregory Rd Sneedville, TN 37869
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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
    502/Ac Tbd Gregory Rd Sneedville, TN 37869
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    We can help!
    Listing Contact
    David C Cantrell
    Real Estate License ID: 345533
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