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    Hiawassee River Bed & Breakfast Title is generated by Realmo AI

    5518 Hwy 30, Benton, TN 37307

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    For Sale
    $949,900

    MULTI_FAMILY - Benton, TN

    Lot size:
    2.00 Acres
    Added:
    Jun 19, 2025
    Days on Market:
    349
    Last Refresh:
    Jun 2 at 3:06 pm

    Property Features for 5518 Hwy 30

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    7
    Rooms
    Dining Room, Bathroom 7, Den, Laundry Room, Bedroom 3, Game Room, Basement, Family Room, Bathroom 1, Bedroom 4, Bedroom 6, Bedroom 1, Bonus Room, Bedroom 2, Bedroom 5, Bathroom 3, Bathroom 5, Bathroom 4, Bathroom 2, Bathroom 6
    Parking features
    Carport, Garage
    Interior features
    Double Vanity, Walk-In Closet(s), Drywall, Tile Shower/Tub, Laundry on Main, Pantry, Washer/Dryer Connection, Hot Tub, Window Treatments, Insulation, Wet Bar, Solid Surface Counters, Granite Counters, Ceiling Fan(s), Smoke Detector
    Fireplace
    1
    Basement
    Walk-Out Access, Full, Exterior Entry, Finished
    Appliances
    Refrigerator, Range, Washer, Dryer, Microwave, Dishwasher, Freezer
    Standard status
    Active
    Lot size
    2.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central, Electric (Heating)
    Cooling system
    Electric, Central Air
    Water source
    Well

    Building Details

    Year built
    1997
    Floors in Building
    2
    Flooring type
    Tile, Hardwood, Wood
    Building materials
    Frame, Vinyl Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Jason Marsh

    Listing agent Jason Marsh License #349886

    Listing office Coldwell Banker High Country 157 Hiwassee Street, Murphy, TN

    Listing date Jun 19, 2025

    MLS# 153097 Listing URL

    Copyright © 2026 Mountain Lakes Board 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

    • Established 5‑bedroom, 6.5‑bathroom Bed and Breakfast with successful operating history and income potential.
    • Enjoy 280 feet of scenic Hiawassee River frontage with a 600 sq ft party deck.
    • Four uniquely designed guest suites with private, custom bathrooms, plus a 1‑bedroom caretaker's apartment.
    • Three uniquely decorated, climate‑controlled yurts offer a memorable glamping experience.
    • Solar panels with whole‑home Generac backup system.
    • Outdoor amenities including two hot tubs, a fire pit, and a large party tent for events.

    Overview

    This fully furnished and well-established bed and breakfast features 5 bedrooms and 6.5 bathrooms. Situated along 280 feet of Hiawassee River frontage, the property includes four uniquely designed guest suites, each with distinctive decor and private, custom bathrooms. A spacious 1-bedroom, 1-bath caretaker's apartment features a full kitchen and private entry. Outdoor amenities include a 600 sq ft party deck overlooking the river, two hot tubs, and a fire pit. There are also three uniquely decorated, climate-controlled yurts. A large party tent is suitable for celebrations, reunions, or small weddings. Solar panels power a whole-home Generac backup system. Two electric-equipped storage buildings offer additional flexibility. The property, located in Benton, TN, sits on a 2-acre lot. This riverside retreat offers versatility and tranquility.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Travel Agency Bed & Breakfast Restaurant

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

    Similar Places Nearby

    • River Dell Waterfront Glamping and B&B — 5518 TN-30, Benton, TN 37307

    Location Insight

    • Map
    • Local Demand
    City
    Benton
    County
    Polk
    State
    Tennessee
    Longitude
    -84.54661
    Latitude
    35.230167

    FAQs

    What type of property is this?
    Bed & breakfast - Established bed and breakfast on Hiawassee River frontage.
    Where is this bed & breakfast located?
    The property is located at 5518 Hwy 30 Benton, TN.
    What is the asking price?
    The asking price for this property is $949,900.
    What are key features of this property?
    This property features: Established 5‑bedroom, 6.5‑bathroom Bed and Breakfast with successful operating history and income potential.; Enjoy 280 feet of scenic Hiawassee River frontage with a 600 sq ft party deck.; Four uniquely designed guest suites with private, custom bathrooms, plus a 1‑bedroom caretaker's apartment.
    (404) 434-8459
    We can help!
    Listing Contact
    Jason Marsh
    Real Estate License ID: 349886
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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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