Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Lake View Residential Land Title is generated by Realmo AI

    1095 Reynolds Road, Piney Flats, TN 37686

    View on Map
    Claim this Listing
    For Sale
    $99,500

    LAND - Piney Flats, TN

    Lot size:
    0.47 Acres
    Added:
    Mar 1, 2026
    Days on Market:
    75
    Last Refresh:
    May 14 at 11:06 pm

    Property Features for 1095 Reynolds Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    A 1
    Standard status
    Active
    APN
    096k B 00100 000
    Lot size
    0.47 Acres

    Taxes and HOA fees

    Tax Annual Amount
    215

    Utilities

    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Dawn Shinault
    Dawn Shinault

    Listing agent Dawn Shinault License #339074, 0225231966

    Listing office KW Bristol 930 Shelby St, Bristol, TN

    Listing date Mar 1, 2026

    MLS# 9991716 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.

    HighLights

    • Lake access and boat ramp within the development.
    • Located in Reynolds Droke Plantation, a desirable lake community.
    • Underground utilities ready for hookup.
    • Survey and soil testing already completed.
    • Enjoy privacy with no neighbors to the right or directly behind the lot.
    • Close proximity to Johnson City, Bristol, and Kingsport amenities.

    Overview

    This residential lot, situated in Reynolds Droke Plantation in Piney Flats, Tennessee, offers a potential building site with lake views. The property spans approximately 0.47 acres and is located in a country lake setting, while remaining close to the amenities of Johnson City, Bristol, and Kingsport. The lot features a slight slope toward the front. Lake access and a boat ramp are located at the development's front entrance. Underground utilities are available for hookup. The seller has had the property surveyed, and survey markers with orange ribbons are in place. There is an easement for the use of the gravel driveway to the left of the lot. Soil testing has been completed for a septic system. There are no neighbors to the right of the lot or directly behind it. The seller has maintained the lot. House plans that include a builder's estimated cost to build can be included with the sale of this lot with an acceptable offer. The zoning is A 1. A driveway easement and restrictions are in place.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Electronics & Wireless Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Piney Flats
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.308457
    Latitude
    36.474897

    Nearby Similar for Sale

    • $300,000
      1,434 SF

      Commercial Property with Residential Features

      Charming home with commercial zoning and room to expand.
      144 Allison Road, Piney Flats, TN 37686
      View Details
    • $1,450,000

      Boone Lake Waterfront Land Opportunity

      24.49 acres with 1,115 feet of Boone Lake frontage.
      Old Muddy Creek Road, Piney Flats, TN 37686
      View Details
    • $79,900

      Residential Lot in Piney Flats

      0.74-acre lot in established community near outdoor recreation.
      281 Rangewood Road, Piney Flats, TN 37686
      View Details
    • $300,000

      Commercial Land in Piney Flats

      Half-acre commercial parcel with road frontage in Piney Flats, TN.
      140 Allison Road, Piney Flats, TN 37686
      View Details
    • $179,000

      Waterfront Lot in Lake Pointe

      1.87-acre waterfront lot for custom home in Piney Flats.
      101 Pointe Drive, Piney Flats, TN 37686
      View Details
    • $300,000

      Commercial Land in Piney Flats

      Half-acre commercial parcel in a sought-after location.
      140 Allison Road, Piney Flats, TN 37686
      View Details
    • $825,000

      102+ Acres Wooded Mountain Land

      Unique vacant land with mountain views and development potential.
      355 N Austin Springs Road, Piney Flats, TN 37686
      View Details
    • $129,000

      Land Parcel in Piney Flats

      3+ acre parcel for recreation, hobbies, or gardening.
      Hunting Hill Road, Piney Flats, TN 37686
      View Details
    • $150,000

      Land Near Boone Lake

      5.93 acre lot near Boone Lake in Piney Flats.
      Hideaway Farm Road, Piney Flats, TN 37686
      View Details
    • $99,000

      Level Lot in Piney Flats

      Nearly half-acre lot in central Piney Flats location.
      150 Allison Road, Piney Flats, TN 37686
      View Details
    • $99,900

      Residential Lot in Allison Timbers

      One-acre residential lot in Piney Flats, ready for development.
      Allison Timbers Road, Piney Flats, TN 37686
      View Details
    • $185,000

      Boone Lake Waterfront Land

      Exceptional 1.45-acre lakefront property with over 150 feet of frontage.
      121 Pointe Drive, Piney Flats, TN 37686
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Almost half-acre lot with lake views in Piney Flats.
    Where is this residential land & home lot located?
    The property is located at 1095 Reynolds Road Piney Flats, TN.
    What is the asking price?
    The asking price for this property is $99,500.
    What are key features of this property?
    This property features: Lake access and boat ramp within the development.; Located in Reynolds Droke Plantation, a desirable lake community.; Underground utilities ready for hookup.
    (423) 845-0629
    We can help!
    Listing Contact
    Dawn Shinault
    Dawn Shinault
    Real Estate License ID: 339074, 0225231966
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    1095 Reynolds Road, Piney Flats, TN 37686
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!