Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    71.54 Ac Hwy 111 Spencer, TN 38587

    Sponsored
    For Sale
    Contact for pricing

    LAND - Spencer, TN

    Lot size:
    71.54 Acres
    Days on Market:
    11
    Last Refresh:
    Feb 28 at 1:06 am

    Property Features for 71.54 Ac Hwy 111

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    070.00
    Lot size
    71.54 Acres

    Utilities

    Utilities
    Electricity Available
    Water front features
    Creek

    We can help!

    Listing Contact
    Landon Dickerson

    True North Real Estate Services, LLC (931) 837-7355

    Listing agent Landon Dickerson (931) 265-4804

    Listing date Feb 18, 2026

    MLS# 242212

    Copyright © 2026 Upper Cumberland 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 Land on Highway 111

    This 71.54-acre property is located off Highway 111 in Van Buren County, Tennessee. The land features views and has water and electric utilities installed on a portion of the property. It includes 4 RV hook-up sites, a large concrete pad, and an expanded large gravel pad suitable for multiple uses. The property has frontage on two roads and three entrances, as well as a wet weather creek. It is located in a greenbelt for tax savings. Bidding begins online March 6th and closes March 17th at NOON CST.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Spencer
    County
    Van Buren
    State
    Tennessee
    Longitude
    -85.4586463
    Latitude
    35.738989

    Nearby Similar for Sale

    • $459,900
      2.30 Acres

      Established Business Opportunity in Spencer

      Established tire shop on 2.3 acres off Hwy 111.
      12281 Sr 111, Spencer, TN 38585
      View Details
    • $899,900
      37.00 Acres

      Serene Mountain Property with Brow

      38-acre mountaintop property with creek, suitable for various uses.
      235 Sparta St, Spencer, TN 38585
      View Details
    • $450,000
      10,320 SF

      Established Grocery Business Opportunity

      Turnkey Save A Lot grocery business in Spencer, Tennessee for sale.
      15391 State Rte Hwy 111, Spencer, TN 38585
      View Details
    • $379,900

      Versatile Commercial Property in Spencer

      Commercial property with upgrades, ample parking, and high visibility.
      222 Taft Dr, Spencer, TN 38585
      View Details
    • $499,900
      4,707 SF

      Commercial Building on State Route

      Well-maintained commercial building with ample parking and highway frontage.
      16000 State Route 111, Spencer, TN 38583
      View Details
    • New
      $179,000
      Pending

      Versatile Commercial Building in Spencer, TN

      Commercial building with multiple uses in historic Spencer, Tennessee.
      138 College St, Spencer, TN 38585
      View Details
    • $1,690,000
      10,500 SF

      Prime TN Retail Investment

      Dollar Tree/Family Dollar, 10-year lease.
      250 Taft Dr, Spencer, TN 38585
      View Details

    FAQs

    What type of property is this?
    Land - 71.54 acres in Van Buren County, Tennessee, with utilities.
    Where is this land located?
    The property is located at 71.54 Ac Hwy 111 Spencer, TN.
    What are key features of this property?
    This property features: - 71.54 acres of land with **breathtaking views**.; - **Water and electric already installed**, plus 4 RV hook-up sites.; - **Large concrete pad and expanded gravel pad** for multiple uses.
    (931) 261-8707
    Request Owner's contact information
    71.54 Ac Hwy 111 Spencer, TN 38587
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    71.54 Ac Hwy 111
    Spencer, TN 38587
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    71.54 Ac Hwy 111 Spencer, TN 38587
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Landon Dickerson
    Real Estate License ID: 290910
    (931) 261-8707 (931) 265-4804 (931) 837-7355
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!