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    Commercially Zoned Investment Opportunity Title is generated by Realmo AI

    6389 Highway 411 S, Greenback, TN 37742

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    Flexible use potential in Greenback, Tennessee.

    Type:Land
    Property size:
    44,431 SF
    Lot size:
    1.02 Acres
    Price / SF:
    $6/SF
    Added:
    May 21, 2026
    Days on Market:
    11
    Last Refresh:
    May 27 at 8:18 am

    Property Features for 6389 Highway 411 S

    General Information

    Standard status
    Active
    Size
    44,431 SF
    Lot size
    1.02 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Tannor Giles

    Listing agent Tannor Giles

    Listing office Your Home Sold Guaranteed Realty TN

    Listing date May 21, 2026

    Source Crexi

    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 Your Home Sold Guaranteed Realty TN

    HighLights

    • Commercially zoned property with flexible use potential.
    • Main commercial building with restroom and side garage door access.
    • Multiple structures including a main commercial building and two workshop/studio apartments.
    • Workshop/studio apartment with refrigerator, stove, instant hot water heater, and farm sink included.
    • Two RV hookups/outlets plus an additional standard power outlet.
    • Workshop/studio apartment with mini split heating and cooling system.

    Overview

    This commercially zoned investment opportunity in Greenback, Tennessee, features multiple structures with flexible use potential. Formerly operated as Shirk's Goat Farm Finds, the property includes the land and improvements; the business does not convey. The main commercial building measures approximately 30x12 (360 sq ft) and offers a restroom, side garage door access, and excellent potential for retail, office, studio, or service-based use. The property is also equipped with 2 RV hookups/outlets plus an additional standard power outlet. Additional improvements include a workshop/studio apartment setup with flexible functionality. A white workshop/studio apartment structure, approximately 30x12, features a refrigerator, stove, instant hot water heater, and farm sink that all convey. No HVAC is currently installed. A brown workshop/studio apartment structure, approximately 24x10, has a mini split heating and cooling system. The property size is 44431 square feet. Whether you are looking for a live/work setup, retail location, office space, creative studio space, or income-producing property, the possibilities here are endless. This unique commercial opportunity has strong potential and multiple use options.
    Location Intelligence

    Current Use by Public Records

    Shirk’s GOAT Farm ... Home Decor Store

    Suggested Use

    Restaurant Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Gym & Fitness Center Department Store Food Market Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Greenback
    County
    Loudon
    State
    Tennessee
    Longitude
    -84.14209
    Latitude
    35.644485

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    FAQs

    What type of property is this?
    Commercial land - Flexible use potential in Greenback, Tennessee.
    Where is this commercial land located?
    The property is located at 6389 Highway 411 S Greenback, TN.
    What is the asking price?
    The asking price for this property is $274,999.
    What are key features of this property?
    This property features: Commercially zoned property with flexible use potential.; Main commercial building with restroom and side garage door access.; Multiple structures including a main commercial building and two workshop/studio apartments.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Tannor Giles
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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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