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    Shady Valley Commercial Opportunity Title is generated by Realmo AI

    9854 Highway 421 N, Shady Valley, TN 37688

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    Claim this Listing
    New
    For Sale
    $249,900

    COMMERCIAL - Shady Valley, TN

    Property size:
    4,068 SF
    Lot size:
    0.66 Acres
    Price / SF:
    $61/SF
    Added:
    May 20, 2026
    Days on Market:
    4
    Last Refresh:
    May 22 at 11:06 pm

    Property Features for 9854 Highway 421 N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Fireplace
    1
    Standard status
    Active
    APN
    031 106.01
    Size
    4,068 SF
    Lot size
    0.66 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1477

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Fireplace(s), Central, Heat Pump (Heating)
    Cooling system
    Heat Pump, Central Air
    Water source
    Well

    Building Details

    Year built
    1971
    Building materials
    Brick, Vinyl Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Jessica Harkness
    Jessica Harkness

    Listing agent Jessica Harkness License #343951

    Listing office Foundation Realty Group 5205 Bobby Hicks Hwy Suite 10, TN

    Listing date May 20, 2026

    MLS# 9995699

    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.

    HighLights

    • Prime commercial location in the heart of Shady Valley, a high‑traffic tourist destination known as ''The Snake'' for motorcycle and scenic driving enthusiasts, offering exceptional visibility.
    • Three state‑certified underground gas tanks (certification recently renewed for 3 years) provide immediate value and versatility for a gas station or related business.
    • Historic landmark property, formerly the Shady Valley General Store, with strong local and traveler recognition.
    • Versatile property suitable for a general store, gas station, restaurant, cafe, retail shop, or multi‑use business venture.
    • Features a large open storefront, office space, two half baths, a back room designed for restaurant use with hardwood flooring and a stone fireplace, and a small kitchen area.
    • Potential for expansion with additional parking space and the option to purchase an adjacent commercial property with two apartments for a larger investment.

    Overview

    Located in the heart of Shady Valley, this commercial property is situated in a high-traffic area known as the home of ''The Snake.'' The property, formerly the historic Shady Valley General Store, offers visibility and potential in a popular destination for motorcycle and scenic driving enthusiasts. The property is situated on a little over half an acre and is suited for a general store, gas station, restaurant, cafe, retail shop, or multi-use business. The building features a large open storefront area, a small office space, and two half baths. The back of the building includes an expansive additional room with hardwood flooring and a stone fireplace, originally designed for restaurant use. A small kitchen area is in place with room for future expansion. The property has three underground state-certified gas tanks with a state certification renewed recently that does not have to be renewed for 3 years. Additional space is available for parking expansion. The building has 4,068 square feet. An additional commercial property across the street with a large commercial building and two upstairs apartments is also available for purchase.
    Property Profile Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Big Box & Wholesale Store Department Store Storage Facility Grocery & Convenience Store Garden Center Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Shady Valley
    County
    Johnson
    State
    Tennessee
    Longitude
    -81.929043
    Latitude
    36.519476

    FAQs

    What type of property is this?
    Grocery and convenience store - Commercial property in high-traffic tourist destination, formerly Shady Valley General Store.
    Where is this grocery and convenience store located?
    The property is located at 9854 Highway 421 N Shady Valley, TN.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: Prime commercial location in the heart of Shady Valley, a high‑traffic tourist destination known as ''The Snake'' for motorcycle and scenic driving enthusiasts, offering exceptional visibility.; Three state‑certified underground gas tanks (certification recently renewed for 3 years) provide immediate value and versatility for a gas station or related business.; Historic landmark property, formerly the Shady Valley General Store, with strong local and traveler recognition.
    (423) 291-9584
    We can help!
    Listing Contact
    Jessica Harkness
    Jessica Harkness
    Real Estate License ID: 343951
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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.

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