Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Productive Farm with Commercial Potential Title is generated by Realmo AI

    446 Grover Simmons Road, Dobson, NC 27017

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $4,000,000

    140+/- acre farm with chicken houses and commercial potential.

    Type:Land or Vacant Lot
    Property size:
    200,000 SF
    Lot size:
    140.00 Acres
    Price / SF:
    $20/SF
    Added:
    Nov 18, 2025
    Days on Market:
    183
    Last Refresh:
    Apr 5 at 9:28 pm

    Property Features for 446 Grover Simmons Road

    General Information

    Standard status
    Active
    Size
    200,000 SF
    Lot size
    140.00 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    CHRIS HOCKENBURY

    Listing agent CHRIS HOCKENBURY

    Listing office BASIN CREEK REALTY

    Listing date Nov 18, 2025

    Source Corcoran

    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 BASIN CREEK REALTY

    HighLights

    • Highly productive 140+\/- acre farm with eight well‑maintained chicken houses (25,000 sqft each) currently contracted with Wayne Farms.
    • Borders I‑77, making it an ideal location for commercial activity.
    • Two homes provide living accommodations for owners/workers.
    • Features open pasture, wooded acreage, and a creek.
    • Multiple storage buildings for equipment and supplies.
    • Stunning mountain views.

    Overview

    This is a 140+/- acre farm property that includes eight chicken houses, multiple storage buildings, open pasture, and wooded acreage. A creek runs through the property, which also features mountain views and two homes. The property is suitable for poultry and agricultural operations, with room for expansion. The property borders I-77, making it an ideal location for commercial activity. The eight broiler houses are each 25,000 square feet and are currently contracted with Wayne Farms.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Grocery & Convenience Store Bar & Pub Garden Center Grocery & Convenience Store (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Dobson
    County
    Surry
    State
    North Carolina
    Longitude
    -80.7933
    Latitude
    36.3864

    Nearby Similar for Sale

    • $495,000
      3,080 SF

      Former Bank Branch in Dobson

      3,080 SF former bank branch in downtown Dobson, NC.
      217 N Main St, Dobson, NC 27017
      View Details
    • $489,000

      Income-Generating Commercial Property For Sale

      Turnkey investment property with four established businesses and high visibility.
      105 Llewellyn Street, Dobson, NC 27017
      View Details
    • $720,000
      2,888 SF

      Dobson Restaurant with Drive-Through

      Vacant restaurant property with drive-through in downtown Dobson, NC.
      120 E Kapp St, Dobson, NC
      View Details
    • $2,375,000
      9,100 SF

      NNN Leased Investment Opportunity

      New 15-year NNN lease with increases.
      777 Copeland School Rd, Dobson, NC 27017
      View Details
    • $495,000
      3,080 SF

      Downtown Dobson Former Bank Branch

      3,080 SF former bank branch in downtown Dobson, NC.
      217 N Main St, Dobson, NC 27017
      View Details
    • $720,000
      2,888 SF

      Retail

      120 E Kapp St, Dobson, NC 27017
      View Details

    FAQs

    What type of property is this?
    Farm - 140+/- acre farm with chicken houses and commercial potential.
    Where is this farm located?
    The property is located at 446 Grover Simmons Road Dobson, NC.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: Highly productive 140+\/- acre farm with eight well‑maintained chicken houses (25,000 sqft each) currently contracted with Wayne Farms.; Borders I‑77, making it an ideal location for commercial activity.; Two homes provide living accommodations for owners/workers.
    (336) 835-3535
    We can help!
    Listing Contact
    CHRIS HOCKENBURY
    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
    446 Grover Simmons Road, Dobson, NC 27017
    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!