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    Property profile & analytics

    168 Saddle Tree Dr Three Way, TN 38343

    • Commercial real estate
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US80-1467846
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 168 Saddle Tree Dr

    Property type
    Commercial real estate

    Description

    This exceptional 77,536.8 square foot lot presents a rare opportunity in the desirable Saddle Tree subdivision of Humboldt, Tennessee. Located at 168 Saddle Tree Drive, this 1.78-acre parcel is the largest available in the neighborhood, offering unparalleled privacy and space. Recently cleared, the land is ready for immediate development, making it ideal for constructing a custom home or commercial venture. The property's quiet, one-street community setting provides a tranquil atmosphere while maintaining convenient proximity to town amenities. Situated just minutes from the Humboldt Golf & Country Club, residents will enjoy easy access to recreational activities. This unique property combines the peacefulness of country living with the convenience of a nearby town, presenting a truly exceptional opportunity for those seeking a spacious and private location to build their dream home or develop a commercial project. The address is 168 Saddle Tree Drive, Humboldt, TN 38343, in Madison County. The asking price for this expansive lot is $39,900. Don't miss this chance to own a significant piece of land in a sought-after location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Three Way
    County
    Madison
    State
    Tennessee
    Longitude
    -88.859618
    Latitude
    35.783548

    Comparable in this City

    • $5,000,000

      Humboldt, TN Development Land

      52+ Acres, Highway 45 Frontage
      00 Highway 45 Byp, Humboldt, TN 38343
      View Details
    • $325,000

      Humboldt TN Land Investment Opportunity

      14.6 Acres, Prime Location, Development Potential
      0 Viking Dr, Humboldt, TN 38343
      View Details
    • $84,600

      Humboldt TN Commercial Land Investment

      4.7-Acre Multifamily Development Opportunity
      0 Maclin St, Humboldt, TN 38343
      View Details
    • $400,000

      Humboldt TN Commercial Land Investment

      20 Acres, Multi-Use Potential, Prime Location
      00 Central Ave, Humboldt, TN 38343
      View Details
    • $144,900
      1,250 SF

      Humboldt TN Duplex For Sale

      Investor opportunity: duplex generating $1450 monthly income.
      1622 Brown St, Humboldt, TN 38343
      View Details
    • $120,000

      Humboldt TN Industrial Land for Sale

      87,120 SF Vacant Commercial Lot
      00-lot Mullins Ave, Humboldt, TN 38343
      View Details

    Similar Nearby for Sale

    • $5,000,000

      Humboldt, TN Development Land

      52+ Acres, Highway 45 Frontage
      00 Highway 45 Byp, Humboldt, TN 38343
      View Details
    • $400,000

      Humboldt TN Commercial Land Investment

      20 Acres, Multi-Use Potential, Prime Location
      00 Central Ave, Humboldt, TN 38343
      View Details
    • $325,000

      Humboldt TN Land Investment Opportunity

      14.6 Acres, Prime Location, Development Potential
      0 Viking Dr, Humboldt, TN 38343
      View Details
    • $84,600

      Humboldt TN Commercial Land Investment

      4.7-Acre Multifamily Development Opportunity
      0 Maclin St, Humboldt, TN 38343
      View Details
    • $144,900
      1,250 SF

      Humboldt TN Duplex For Sale

      Investor opportunity: duplex generating $1450 monthly income.
      1622 Brown St, Humboldt, TN 38343
      View Details
    • $120,000

      Humboldt Industrial Land - $120K

      Prime Gibson County industrial land. Development opportunity.
      0 Mullins St, Humboldt, TN 38343
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      34,412 SF

      Humboldt, TN Commercial Land Parcel

      High-traffic corner lot, 0.79 acres
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    • Contact for pricing
      2,303 SF

      Humboldt, TN Restaurant Space For Lease

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    • Contact for pricing
      9,692 SF

      Humboldt, TN Retail Space For Sale

      9,692 SF Freestanding Retail Building
      2214 Osborne St, Humboldt, TN 38343
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    • Contact for pricing
      9,000 SF

      Humboldt Village Commons Retail Space

      Prime Retail Space, Humboldt, TN
      2841 Central Ave, Humboldt, TN 38343
      View Details
    • $10 SF/Yr
      9,465 SF

      Humboldt Flex Warehouse - For Lease/Sale

      9,465 SF Flex Space, 20 Docks, 7.15 Acres
      3545 Mitchell St, Humboldt, TN 38343
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    • $2 SF/Yr
      79,000 SF

      Humboldt Warehouse Space Available

      79,000 SF warehouse with dock height doors for lease.
      312 S 14Th Ave, Humboldt, TN 38343
      View Details
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    168 Saddle Tree Dr
    Three Way, TN 38343
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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
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