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    Appalachian Caverns Unique Property Title is generated by Realmo AI

    420 Cave Hill Rd, Blountville, TN 37617

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    For Sale
    $2,200,000

    Unique property featuring caverns, campground, and residential apartments.

    Property size:
    5,872 SF
    Lot size:
    9.36 Acres
    Price / SF:
    $374/SF
    Added:
    Mar 28, 2025
    Days on Market:
    425
    Last Refresh:
    May 24 at 5:28 am

    Property Features for 420 Cave Hill Rd

    General Information

    Standard status
    Active
    Size
    5,872 SF
    Lot size
    9.36 Acres

    We can help!

    Listing Contact
    Wendy Watkins

    Listing agent Wendy Watkins License #322493

    Listing office Greater Impact Realty Kingsport

    Listing date Mar 28, 2025

    Source Exprealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Greater Impact Realty Kingsport

    HighLights

    • Established business opportunity: Operating Appalachian Caverns with a 20+ year history.
    • Extensive cave system: Explore a 3‑mile cave system with a developed 1/2‑mile walking tour path.
    • On‑site living: Includes two apartments (3BR/2Bath and 2BR/1Bath) above the main building.
    • Updated infrastructure: Features stainless steel walking paths, railings, bridges, and upgraded LED lighting.
    • Campground facilities: Offers 4 campsites with electric/water hook‑ups and a shower house.
    • Recent improvements: Front section of the roof was replaced in 2024.

    Overview

    Appalachian Caverns, situated on 9.36 acres, presents a unique opportunity for a new owner. The property features a cave system extending 3 miles, with a 0.5-mile walking path equipped with stainless steel railings and bridges. The cave's lighting system was recently upgraded to LED with a three-way switch. The main building, totaling 5872 square feet, houses a gift shop, office, and restrooms on the main floor. The upper level contains two apartments, one with three bedrooms and two bathrooms, and another with two bedrooms and one bathroom. The front section of the roof was replaced in 2024. The campground includes four spots with electric and water hook-ups, along with a shower house. A picnic shelter is located across the street from the main building. The caverns contain a history of over 1300 years.
    Location Intelligence

    Current Use by Public Records

    Appalachian Caverns Resort

    Suggested Use

    Restaurant Auto Repair Shop Hotel & Motel Pharmacy Storage Facility HVAC Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Blountville
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.317228
    Latitude
    36.502753

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    FAQs

    What type of property is this?
    Campground - Unique property featuring caverns, campground, and residential apartments.
    Where is this campground located?
    The property is located at 420 Cave Hill Rd Blountville, TN.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: Established business opportunity: Operating Appalachian Caverns with a 20+ year history.; Extensive cave system: Explore a 3‑mile cave system with a developed 1/2‑mile walking tour path.; On‑site living: Includes two apartments (3BR/2Bath and 2BR/1Bath) above the main building.
    (423) 791-2868
    We can help!
    Listing Contact
    Wendy Watkins
    Real Estate License ID: 322493
    Learn More
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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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