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    Commercial Development Land with Frontage Title is generated by Realmo AI

    789 Tennessee 92, Dandridge, TN 37725

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    Claim this Listing
    New
    For Sale
    $12,500,000

    LAND - Dandridge, TN

    Property size:
    6,841 SF
    Lot size:
    148.22 Acres
    Price / SF:
    $1,827/SF
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for 789 Tennessee 92

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    068 003.01
    Lot size
    148.22 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3704

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    Mark A. Jackson
    Mark A. Jackson

    Listing agent Mark A. Jackson License #227129

    Listing office Jackson Real Estate & Auction 862 S Hwy 92, Dandridge, TN

    Listing date Jun 5, 2026

    MLS# 1343645 Listing URL

    Copyright © 2026 East Tennessee 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

    • Approximately 150 acres +/- of commercial development land in Historic Dandridge, TN, consisting of three parcels
    • Nearly 2,000 ft of frontage along Highway 92 with access just off Interstate 40 at Exit 417
    • Interstate 40 traffic exceeds 72,000 vehicles/day and Highway 92 traffic is approximately 11,000 vehicles/day
    • Includes a 6,841 SF home with an inground pool on the property
    • Cable available
    • Situated minutes from Douglas Lake and about 10 miles from Exit 407 (gateway to Great Smoky Mountains National Park)

    Overview

    Offered for sale is an approximately 148-acre commercial development tract comprised of three parcels. The property includes an existing 6,841-square-foot home with an inground pool, providing an on-site structure within the larger assemblage. The overall offering is positioned for large-scale development planning where a single contiguous holding can simplify long-term phasing.

    The tract is located just off Interstate 40 at Exit 417 and includes nearly 2,000 feet of frontage along Highway 92. Public remarks note traffic counts exceeding 72,000 vehicles per day on Interstate 40 and approximately 11,000 vehicles per day on Highway 92, supporting strong visibility and convenient access for commercial uses that benefit from exposure.

    This holding may be a fit for buyers seeking a multi-use development site in Jefferson County, with the existing home potentially useful for interim occupancy while plans are finalized. The scale and road frontage make it suitable for concepts such as mixed-use, retail, industrial, hospitality, medical, or office development, subject to applicable approvals and permitted uses.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Dandridge
    County
    Jefferson
    State
    Tennessee
    Longitude
    -83.439868
    Latitude
    36.029915

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    FAQs

    What type of property is this?
    Commercial land - Multi-parcel development tract with nearly 2,000 feet of Highway 92 frontage and an on-site residence.
    Where is this commercial land located?
    The property is located at 789 Tennessee 92 Dandridge, TN.
    What is the asking price?
    The asking price for this property is $12,500,000.
    What are key features of this property?
    This property features: Approximately 150 acres +/- of commercial development land in Historic Dandridge, TN, consisting of three parcels; Nearly 2,000 ft of frontage along Highway 92 with access just off Interstate 40 at Exit 417; Interstate 40 traffic exceeds 72,000 vehicles/day and Highway 92 traffic is approximately 11,000 vehicles/day
    (865) 548-4215
    We can help!
    Listing Contact
    Mark A. Jackson
    Mark A. Jackson
    Real Estate License ID: 227129
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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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