Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    770 Butcher Valley Rd Rogersville, TN 37857

    Sponsored
    For Sale
    $265,000

    LAND - Rogersville, TN

    Lot size:
    37.10 Acres
    Days on Market:
    13
    Last Refresh:
    Feb 25 at 8:06 am

    Property Features for 770 Butcher Valley Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    128 014.00
    Lot size
    37.10 Acres

    Utilities

    Utilities
    Phone Available
    Sewer type
    Septic Tank

    Building Details

    Additional Structures
    Storage

    We can help!

    Listing Contact
    Cynthia Jackson
    Cynthia Jackson

    MAIN STREET REALTY (423) 272-4400

    Listing agent Cynthia Jackson (423) 272-4400 License #243977

    Listing date Feb 13, 2026

    MLS# 9989605 Listing URL

    Copyright © 2026 Tennessee Virginia Regional Multiple Listing Service. 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

    Hawkins County Land Parcel

    This 37.1 acre property on Butcher Valley Road in Rogersville, Tennessee, offers a private rural retreat in Hawkins County. The expansive tract blends seclusion with convenience, making it suitable for a future homestead, hobby farm, recreational property, or investment land. The terrain is mostly rolling, featuring a mix of gently sloped ridges and sheltered hollows, providing varied landscape and usable building sites. The property offers scenic views across wooded valleys and distant hills, with abundant wildlife habitat throughout, ideal for hunting, hiking, and outdoor enjoyment. There are no restrictions, offering flexibility for residential, agricultural, or recreational use. Fiber optic internet is available, and a one-inch conduit is run with the power from the pole at the gate. A driveway leads to the building site, which has underground power. A 12X20 building is present on the property. Four-wheeler trails traverse the property to the top of the ridge. A septic system is in place for a 3-bedroom home with 370 ft of field lines. The property has convenient access to Highway 11W and Interstate 81, with Rogersville, Kingsport, and Greeneville within easy reach. This property delivers space to roam, natural beauty, and peaceful rural living.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Rogersville
    County
    Hawkins
    State
    Tennessee
    Longitude
    -82.891361
    Latitude
    36.361195

    Nearby Similar for Sale

    • $750,000
      5,667 SF

      Rogersville Historic District Brick Building

      15,069 SF building in the heart of Rogersville Historic District.
      316 E Main St, Rogersville, TN 37857
      View Details
    • $1,999,900
      9,000 SF

      Historic Downtown Rogersville Investment Opportunity

      Two historic mixed-use buildings with residential and commercial potential.
      114 E Main St, Rogersville, TN 37857
      View Details
    • $380,000
      4,080 SF

      Versatile Commercial Building, Rogersville, TN

      Mixed-use commercial building with office, warehouse, and living space.
      362 Colonial Rd, Rogersville, TN 37857
      View Details
    • $399,960
      2,808 SF

      Historic Rogersville Commercial Property For Sale

      Two-story commercial building on Main Street in Rogersville, Tennessee.
      812 E Main St, Rogersville, TN 37857
      View Details
    • $435,000
      5,400 SF

      Main Street Commercial Building, Rogersville

      Commercial building on Main Street with high traffic and fiber internet.
      500 W Main St, Rogersville, TN 37857
      View Details
    • $399,000
      6,386 SF

      Rogersville Commercial Property on 2.77 Acres

      Versatile commercial property with warehouse, office spaces, and income potential.
      5168 Highway 11W, Rogersville, TN 37857
      View Details
    • $414,000
      7,620 SF

      Rogersville Commercial Building on Highway 66

      7,620 SF commercial building on 1.16 acres with high visibility.
      3825 Highway 66 S, Rogersville, TN 37857
      View Details
    • $999,999
      Pending

      Riverfront Farm in Rogersville, TN

      67.88 acre riverfront farm with pond and creek.
      501 Williams Rd, Rogersville, TN 37857
      View Details
    • $149,999
      2,520 SF

      Rogersville Multi-Unit Investment Opportunity

      Three-unit property on over an acre with immediate income potential.
      817 Tuggle Hill Rd, Rogersville, TN 37857
      View Details
    • $199,900
      37.58 Acres

      Historic Century Farm Awaits

      37.58-acre historic farm in Rogersville, Tennessee.
      1 Sandy Valley Rd, Rogersville, TN 37857
      View Details
    • $199,900
      37.58 Acres

      Historic Century Farm on 37 Acres

      37.58-acre Century Farm in Rogersville, Tennessee, with mountain views.
      1 Sandy Valley Rd, Rogersville, TN 37857
      View Details
    • $299,000
      2.00 Acres

      Rogersville Storage Facility on 2 Acres

      2-acre storage facility with expansion potential in Rogersville, Tennessee.
      7421 Highway 11W W, Rogersville, TN 37857
      View Details

    FAQs

    What type of property is this?
    Land - 37.1 acre rural retreat in Rogersville, Tennessee.
    Where is this land located?
    The property is located at 770 Butcher Valley Rd Rogersville, TN.
    What is the asking price?
    The asking price for this property is $265,000.
    What are key features of this property?
    This property features: - 39+/- acres of unrestricted land ideal for homesteading, hobby farming, recreation, or investment.; - Pre-installed driveway, underground power, and septic system already in place for a 3-bedroom home.; - Fiber optic internet available with conduit run to the property.
    (423) 754-3502
    Request Owner's contact information
    770 Butcher Valley Rd Rogersville, TN 37857
    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.
    770 Butcher Valley Rd
    Rogersville, TN 37857
    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
    770 Butcher Valley Rd Rogersville, TN 37857
    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
    Cynthia Jackson
    Cynthia Jackson
    Real Estate License ID: 243977
    (423) 754-3502 (423) 272-4400 (423) 272-6552
    Learn more
    Google sign-in failed. Please try again or use another login method.