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    Commercial Development Land with Highway 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:
    4
    Last Refresh:
    Jun 8 at 2:06 am

    Property Features for 789 Tennessee 92

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    A-1
    Fencing
    Cross Fenced, Barbed Wire
    Standard status
    Active
    APN
    068 003.01
    Lot size
    148.22 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3704

    Utilities

    Utilities
    Cable Available
    Water source
    Public

    Building Details

    Roof type
    Asphalt
    Additional Structures
    Storage

    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# 711757 Listing URL

    Copyright © 2026 Lakeway Area Association 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

    • Approximately 150 acres +/- development land in Historic Dandridge, TN across three parcels
    • Nearly 2,000 feet of frontage along Highway 92 with access just off Interstate 40 at Exit 417
    • Traffic counts reported as 72,000+ vehicles per day on I‑40 and about 11,000 vehicles per day on Hwy 92
    • Includes a 6,841 SF home with an inground pool
    • Utilities include public water and cable available
    • Property includes cross fencing and barbed wire; home has an asphalt roof

    Overview

    This offering is approximately 148.22 acres of commercial development land in Historic Dandridge, Tennessee, comprising three parcels. Included on the tract is an existing 6,841 SF home with an inground pool. The property is zoned A-1, providing a framework for accommodating a range of development uses consistent with buyer due diligence.

    The site is located just off Interstate 40 at Exit 417 and features nearly 2,000 feet of frontage along Highway 92, supporting strong visibility and convenient access. Public remarks also note traffic volumes exceeding 72,000 vehicles per day on I-40 and approximately 11,000 vehicles per day on Highway 92. The surrounding area is described as benefiting from growth in Jefferson County, with demand for expanded services and amenities.

    Given the size and highway exposure, this tract may be well suited for developers planning large-scale commercial, retail, industrial, hospitality, medical, or mixed-use development. The property’s position is also described as being minutes from Douglas Lake and roughly 10 miles from Exit 407, aligning it with the traffic patterns of both local commerce and regional tourism.
    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 - Three-parcel development tract with extensive Highway 92 frontage and an existing home, positioned for large-scale commercial projects.
    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 +/- development land in Historic Dandridge, TN across three parcels; Nearly 2,000 feet of frontage along Highway 92 with access just off Interstate 40 at Exit 417; Traffic counts reported as 72,000+ vehicles per day on I‑40 and about 11,000 vehicles per day on Hwy 92
    (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.

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