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    4-House Poultry Farm Title is generated by Realmo AI

    201 Meadow View Road, Rogersville, TN 37857

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    For Sale
    $1,499,900

    COMMERCIAL - Rogersville, TN

    Property size:
    84,000 SF
    Lot size:
    16.90 Acres
    Price / SF:
    $17/SF
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 6 at 1:06 pm

    Property Features for 201 Meadow View Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    064 002.01
    Lot size
    16.90 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1632

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)

    Building Details

    Year built
    2000
    Floors in Building
    1

    We can help!

    Listing Contact
    Sarah Richards

    Listing agent Sarah Richards License #326803

    Listing office Spring Mountain Realty, PLLC 229 Main Street, BEAN STATION, TN

    Listing date Jun 4, 2026

    MLS# 711764

    Copyright © 2026 Lakeway Area 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.

    HighLights

    • 16‑acre poultry farm in Rogersville, TN with four 42x500 broiler houses built in 2000
    • Fully contracted with Koch Foods of Morristown, with a reported gross of over $220,000 annually
    • Includes a 1‑bedroom, 1‑bathroom fully liveable apartment for owner‑operator or rental income
    • 36x96 open storage shed for heavy equipment storage
    • Utilities/services include natural gas and city water; sewer is via septic tank; electric heat
    • Farming equipment and features include Rotem controllers, solid walls, and an EcoDrum composter

    Overview

    This turn-key 4-house broiler farm is built for production and day-to-day operation, featuring four 42 by 500 poultry houses constructed in 2000. The property also includes a 36 by 96 open storage shed for heavy equipment and a fully livable 1-bedroom, 1-bathroom apartment, which can support an owner-operator or on-site farm manager. Supporting systems and site improvements include natural gas and city water service, Rotem controllers, solid walls inside and out, and an EcoDrum composter.

    The farm is located at 201 Meadow View Road in Rogersville, Tennessee, within Hawkins County. The seller notes the farm is within easy reach of Morristown, Greeneville, and Bristol. The operation is described as fully contracted with Koch Foods of Morristown.

    For buyers seeking an established poultry setup, this property is offered as a ready-to-run operation with the production infrastructure already in place, along with on-site living accommodations. The listing also emphasizes an established income-producing history and serious-inquiry requirements. Please note the critical disclosure: no farm visits or trespassing are allowed, and all on-farm meetings and showings require strict pre-qualification and scheduled appointments.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Rogersville
    County
    Hawkins
    State
    Tennessee
    Longitude
    -82.94622
    Latitude
    36.47792

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    FAQs

    What type of property is this?
    Farm - Turn-key broiler operation with four houses, open storage, and an on-site apartment for owner-operators or managers.
    Where is this farm located?
    The property is located at 201 Meadow View Road Rogersville, TN.
    What is the asking price?
    The asking price for this property is $1,499,900.
    What are key features of this property?
    This property features: 16‑acre poultry farm in Rogersville, TN with four 42x500 broiler houses built in 2000; Fully contracted with Koch Foods of Morristown, with a reported gross of over $220,000 annually; Includes a 1‑bedroom, 1‑bathroom fully liveable apartment for owner‑operator or rental income
    (423) 585-7100
    We can help!
    Listing Contact
    Sarah Richards
    Real Estate License ID: 326803
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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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