Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Unrestricted Land in Sneedville, TN Title is generated by Realmo AI

    238 Black Locust Road, Sneedville, TN 37869

    View on Map
    Claim this Listing
    For Sale
    $360,000

    LAND - Sneedville, TN

    Lot size:
    52.45 Acres
    Added:
    Feb 23, 2026
    Days on Market:
    84
    Last Refresh:
    May 18 at 9:06 am

    Property Features for 238 Black Locust Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    A-1
    Standard status
    Active
    APN
    86-(A)-20
    Lot size
    52.45 Acres

    Taxes and HOA fees

    Tax Annual Amount
    418

    Utilities

    Utilities
    Electricity Available
    Water source
    Spring

    Building Details

    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Catrina Fletcher
    Catrina Fletcher

    Listing agent Catrina Fletcher License #359547

    Listing office Summit Properties 255 Broad St Suite 100, Kingsport, TN

    Listing date Feb 23, 2026

    MLS# 9991489 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

    • 52.448 Unrestricted Acres: Freedom to build your dream home, farm, hunting retreat, or cabin.
    • Excellent Road Frontage: Enjoy 1,029 feet of road frontage on two roads for easy access.
    • Two Natural Springs: Adds natural beauty and a potential water source.
    • Convenient Location: Close to Sneedville, with larger towns and attractions within driving distance.
    • Utilities Available: Electricity was previously run to the old home site.
    • Scenic Mountain Views and Abundant Wildlife: Ideal for nature lovers and outdoor enthusiasts.

    Overview

    This 52.448-acre property is located in the Appalachian landscape of Jonesville in Lee County. The land has 1,029 feet of road frontage along Alton Road (TN) and Black Locust Road (VA). Zoned Agricultural (20-99) and unrestricted, the property is suitable for building a home, creating a mini-farm, or establishing a hunting retreat. The site includes two natural springs. An old home is present on the property, but it is not livable. Electricity was previously run to the site. The property is surrounded by mountain views and abundant wildlife, with access to Jefferson National Forest and the Powell River. It is located 7.3 miles from downtown Sneedville, 24 miles from downtown Jonesville, 40 miles to Rogersville, 39 miles to Morristown, and 82 miles to Pigeon Forge. The location provides access to amenities and major highways, as well as convenient driving distance to Kingsport and Middlesboro. The property is ideal for nature lovers and outdoor enthusiasts, with opportunities for hiking, hunting, fishing, and kayaking.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Sneedville
    County
    Hancock
    State
    Tennessee
    Longitude
    -83.2759
    Latitude
    36.5272

    Nearby Similar for Sale

    • $639,900
      1,176 SF

      Sneedville Multi-Family Acreage

      Three cabins on 34.81 acres, potential multi-family or rental.
      236 Beech Street, Sneedville, TN 37869
      View Details
    • $599,999
      3,000 SF

      Sneedville Commercial Building on 15 Acres

      Versatile commercial building with mountain views, ideal for various ventures.
      496 River Road, Sneedville, TN 37869
      View Details
    • $599,999
      3,000 SF

      Sneedville Commercial Building on 15 Acres

      Versatile commercial building with mountain views, ideal for various ventures.
      496 River Road, Sneedville, TN 37869
      View Details
    • $250,000
      2,040 SF

      Sneedville Commercial Property on Main

      Versatile commercial building with living space in downtown Sneedville.
      1097 Main Street, Sneedville, TN 37869
      View Details
    • $250,000
      2,040 SF

      Versatile Commercial Building on Main

      Multi-use commercial building in downtown Sneedville with living space.
      1097 Main Street, Sneedville, TN 37869
      View Details
    • $420,000
      1,800 SF

      39.5 Acres in Sneedville, TN

      Spacious home on surveyed land with creek and mountain views.
      6235 Tazewell Highway, Sneedville, TN 37869
      View Details
    • $100,000

      Sneedville Land with Mini-Farm Potential

      7-acre land with mini-farm potential and home site.
      227 ELIHU Rd, Sneedville, TN 37869
      View Details
    • $100,000
      830 SF

      Sneedville Land with Development Potential

      7-acre land with development potential and possible historic home.
      227 Elihu Road, Sneedville, TN 37869
      View Details
    • $275,000

      Wooded Acreage with Barn Apartment

      38 acres in Snake Hollow with barn and utilities.
      1658 Snake Hollow Rd, Sneedville, TN 37869
      View Details
    • $124,900

      Unrestricted Land with Cabin

      13.5 acres with cabin, ideal for recreation and hunting.
      Douglas Drive, Sneedville, TN 37869
      View Details
    • $139,900

      Sneedville TN Riverfront Land

      5 acres of riverfront property perfect for recreation or building.
      Mulberry Gap Rd, Sneedville, TN 37869
      View Details
    • $1,500,000

      153 Acres with Mountain Views

      Unique property with cabin, creek, trails, and river frontage.
      833 Duck Creek Road, Sneedville, TN 37869
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 52.448 acres of unrestricted land with mountain views.
    Where is this agricultural land / farmland located?
    The property is located at 238 Black Locust Road Sneedville, TN.
    What is the asking price?
    The asking price for this property is $360,000.
    What are key features of this property?
    This property features: 52.448 Unrestricted Acres: Freedom to build your dream home, farm, hunting retreat, or cabin.; Excellent Road Frontage: Enjoy 1,029 feet of road frontage on two roads for easy access.; Two Natural Springs: Adds natural beauty and a potential water source.
    (423) 967-1318
    We can help!
    Listing Contact
    Catrina Fletcher
    Catrina Fletcher
    Real Estate License ID: 359547
    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
    238 Black Locust Road, Sneedville, TN 37869
    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!