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    Scenic Land with River Views Title is generated by Realmo AI

    4092 Rose Creek Rd, Franklin, NC 28734

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    Claim this Listing
    For Sale
    $199,000

    COMMERCIAL - Franklin, NC

    Lot size:
    2.02 Acres
    Added:
    Sep 25, 2025
    Days on Market:
    234
    Last Refresh:
    May 16 at 5:06 pm

    Property Features for 4092 Rose Creek Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    6577384265
    Lot size
    2.02 Acres

    Taxes and HOA fees

    Tax Annual Amount
    245

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Tank
    Water source
    Well
    Water front features
    Lake, Stream
    Water front
    1

    We can help!

    Listing Contact
    Rashaune H. De La Cruz
    Rashaune H. De La Cruz

    Listing agent Rashaune H. De La Cruz License #298991

    Listing office Vignette Realty, LLC 53 E Main Street Suite J, Franklin, NC

    Listing date Sep 25, 2025

    MLS# 26041620 Listing URL

    Copyright © 2026 Carolina Smokies 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

    • Breathtaking Tennessee River views.
    • Essential utilities (well, septic, and power) already installed.
    • Multiple established campsites with 50 and 30 amp RV hookups.
    • Additional building spot with river views.
    • Versatile land suitable for personal retreat, business expansion, or recreational development.
    • Waterfront features including stream and lake.

    Overview

    This property, formerly River Dog Campground, is situated on a scenic lot with views of the Tennessee River. The land includes installed utilities such as well, septic, and power. There are multiple established campsites with both 50 and 30 amp hookups at the RV sites. An additional building spot at the top of the property provides further opportunities to take advantage of the river views. The property is located in Franklin, NC, and has a lot size of 2.02 acres. It is equipped for hosting visitors or starting a campground. This versatile land offers possibilities for creating a personal retreat, expanding an existing business, or developing a new recreational site.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Rustic Hideaway Campground ... Campground & RV Park River Dog Campground ... Campground & RV Park

    Suggested Use

    Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Franklin
    County
    Macon
    State
    North Carolina
    Longitude
    -83.4451687
    Latitude
    35.2576037

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    FAQs

    What type of property is this?
    Campground - Land with utilities, campsites, and river views in Franklin, NC.
    Where is this campground located?
    The property is located at 4092 Rose Creek Rd Franklin, NC.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: Breathtaking Tennessee River views.; Essential utilities (well, septic, and power) already installed.; Multiple established campsites with 50 and 30 amp RV hookups.
    (828) 421-7436
    We can help!
    Listing Contact
    Rashaune H. De La Cruz
    Rashaune H. De La Cruz
    Real Estate License ID: 298991
    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.

    More about this property
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    4092 Rose Creek Rd, Franklin, NC 28734
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