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    Sneedville Commercial Building on 15 Acres Title is generated by Realmo AI

    496 River Road, Sneedville, TN 37869

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    For Sale
    $599,999

    COMMERCIAL - Sneedville, TN

    Property size:
    3,000 SF
    Lot size:
    15.00 Acres
    Price / SF:
    $199/SF
    Added:
    Aug 7, 2025
    Days on Market:
    281
    Last Refresh:
    May 14 at 4:06 pm

    Property Features for 496 River Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    045 038.07 & 045 038.02
    Size
    3,000 SF
    Lot size
    15.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    666

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Central, Heat Pump (Heating)
    Cooling system
    Heat Pump, Central Air
    Water source
    Public

    Building Details

    Year built
    1995
    Building materials
    Metal Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    David Cantrell

    Listing agent David Cantrell License #345533

    Listing office Whitetail Properties Real Estate, LLC 608 E Broadway, TN

    Listing date Aug 7, 2025

    MLS# 9984183

    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

    • Stunning panoramic mountain views and elevated privacy on 15+\/- acres, minutes from town.
    • Move‑in/move‑in‑business ready 3,000 sq ft commercial building, currently operating as a gym/spa/dojo.
    • Updated living space includes a full kitchen with new appliances, bedroom with Sunlighten 5‑person far infrared sauna, and full bathroom.
    • 1. 5+\/- acres fully fenced with 6' perimeter fencing and two gated entrances (one automated).
    • Features an 8x14 ft spa swimming pool with built‑in deck, tables, benches, and a hot tub.
    • Multiple opportunities for expansion or development on the remaining acreage.

    Overview

    Located just minutes from town, this 3,000 sq ft commercial building sits on 15 acres and offers privacy and mountain views. The property includes 1.5 acres fully fenced with 6' perimeter fencing and two gated entrances, one of which is automated. The updated multi-use facility is move-in ready and currently operates as a private gym, spa, and martial arts dojo. Interior and exterior upgrades include fresh paint, two new HVAC systems, new fencing and gates, and modern improvements. The building features high-end matted floors, matted walls, wrap-around mirrored walls, and attic storage. The updated living space includes a full kitchen with new appliances, a bedroom with a new Sunlighten 5-person far infrared sauna, a full bathroom with new fixtures and custom storage, and a spacious laundry/storage room. An 8x14 ft spa swimming pool with a built-in deck, tables, benches, and a hot tub are also included. The property offers opportunities for expansion or development on the remaining acreage. It is suitable for a personal wellness retreat, private spa, martial arts studio, gym, or healing center, and could be developed into a destination resort with tiny homes, treehouses, or cabins. The property offers seclusion and views while being close to town.
    Location Intelligence

    Current Use by Public Records

    Fitness centers & gyms

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Auto Parts Store

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

    Similar Places Nearby

    • SF Gym — 268 Sterling Dr, Sneedville, TN 37869

    Location Insight

    • Map
    • Local Demand
    City
    Sneedville
    County
    Hancock
    State
    Tennessee
    Longitude
    -83.211536
    Latitude
    36.526775

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    FAQs

    What type of property is this?
    Fitness center & gym - Versatile commercial building with mountain views, ideal for various ventures.
    Where is this fitness center & gym located?
    The property is located at 496 River Road Sneedville, TN.
    What is the asking price?
    The asking price for this property is $599,999.
    What are key features of this property?
    This property features: Stunning panoramic mountain views and elevated privacy on 15+\/- acres, minutes from town.; Move‑in/move‑in‑business ready 3,000 sq ft commercial building, currently operating as a gym/spa/dojo.; Updated living space includes a full kitchen with new appliances, bedroom with Sunlighten 5‑person far infrared sauna, and full bathroom.
    (828) 230-7778
    We can help!
    Listing Contact
    David Cantrell
    Real Estate License ID: 345533
    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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