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    Carlins Rd Hornsby, TN 38044

    View on Map
    Sponsored
    For Sale
    $1,120,496

    LAND - Hornsby, TN

    Lot size:
    283.67 Acres
    Days on Market:
    163
    Last Refresh:
    Mar 13 at 6:06 am

    Property Features for Carlins Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Vegetation
    Wooded, Partially Wooded
    APN
    135 001.13
    Lot size
    283.67 Acres

    Utilities

    Utilities
    Electricity Available
    Water front features
    River Access, Waterfront, River Front
    Water front
    1

    Building Details

    Additional Structures
    RV/Boat Storage

    We can help!

    Listing Contact
    Clayton Brown

    Legacy Farm & Land Specialist (573) 785-0350

    Listing agent Clayton Brown (731) 212-1819 License #383089

    Listing date Oct 2, 2025

    MLS# 2504746

    Copyright © 2026 Central West Tennessee 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

    Property Insight Report

    Overview

    Hornsby, TN Hunting/Recreational Land

    This property consists of 283 +/- acres of hunting and recreational land situated along the Hatchie River in Hardeman County, Tennessee. The land offers opportunities for waterfowl and big game hunting, with successful harvesting of ducks, deer, and turkey. The property features 8 established food plots, 10 deer stand/blind locations, and a 5-man floating duck blind with a boat shed. There are 3 sloughs with year-round water and a duck hole with a flood gate to ensure water availability. Approximately 1.25 miles of Hatchie River frontage includes 180 acres of low ground that naturally floods when the river rises, creating waterfowl habitat. 100 acres of high ground are accessible by UTV or boat, with interior roads throughout the property. Timber investment potential exists, with one stand ready for cutting and another maturing in 15-20 years. The property has approximately 0.5 mile of county-maintained road frontage with a private gated entrance and is located 0.8 miles from the nearest public boat ramp. The property is enrolled in Greenbelt with property taxes approximately $600 per year.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Hornsby
    County
    Hardeman
    State
    Tennessee
    Longitude
    -88.796666
    Latitude
    35.129815

    Nearby Similar for Sale

    • Contact for pricing

      15225 Parker St, Hornsby, TN 38044

      Commercial real estate
      15225 Parker St, Hornsby, TN 38044
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    FAQs

    What type of property is this?
    Hunting land - 283+/- acres of premier hunting and recreational land in Hornsby.
    Where is this hunting land located?
    The property is located at Carlins Rd Hornsby, TN.
    What is the asking price?
    The asking price for this property is $1,120,496.
    What are key features of this property?
    This property features: - Premier hunting and recreational land with proven success harvesting ducks, deer, and turkey.; - Approximately 1.25 miles of Hatchie River frontage and 180 acres of low ground that naturally floods, creating prime waterfowl habitat.; - Features include 8 established food plots, 10 deer stand/blind locations, and a 5-man floating duck blind with boat shed.
    (731) 212-1819
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    Carlins Rd Hornsby, TN 38044
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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
    Carlins Rd Hornsby, TN 38044
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    We can help!
    Listing Contact
    Clayton Brown
    Real Estate License ID: 383089
    (731) 212-1819
    Learn more
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