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    8415 River Road Decatur, TN 37322

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    Claim this Listing
    For Sale
    $1,500,000

    COMMERCIAL - Decatur, TN

    Property size:
    1,968 SF
    Lot size:
    16.53 Acres
    Price / SF:
    $762/SF
    Added:
    Mar 3, 2026
    Days on Market:
    65
    Last Refresh:
    May 7 at 2:06 am

    Property Features for 8415 River Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Property condition
    Under Construction
    Zoning
    Multi Use
    Interior features
    Walk-In Shower
    Exterior features
    RV Hookup, Basketball Goal, Fire Pit
    Appliances
    Washer, Electric Water Heater
    Standard status
    Active
    APN
    019 020.00
    Size
    1,968 SF
    Lot size
    16.53 Acres

    Taxes and HOA fees

    Tax Annual Amount
    552

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public

    Building Details

    Year built
    2025
    Flooring type
    Concrete
    Building materials
    Vinyl Siding

    We can help!

    Listing Contact
    Sherry Condee
    Sherry Condee

    Listing agent Sherry Condee License #260021

    Listing office CENTURY 21 Legacy 1015 W Madison Ave, Athens, TN

    Listing date Mar 3, 2026

    MLS# 20261088

    Copyright © 2026 River Counties 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

    • Immediate income generation from 35 fully approved and ready‑to‑rent RV sites (Phase 1).
    • Significant expansion potential with 48 additional sites in Phases 2 & 3, infrastructure in place.
    • Located on 16.53 acres adjoining 2,000+ acres of TVA land, offering exceptional recreational opportunities.
    • Comprehensive amenities including two bathhouses with laundry facilities, on‑site store, propane filling station, and recreational features.
    • Multiple revenue streams: site rentals, cable/internet service, propane sales, and paddleboard/kayak rentals.
    • Turnkey operation with all maintenance tools and equipment included in the sale.

    Overview

    Turnkey RV Park Opportunity

    This expanding RV park presents an investment opportunity, thoughtfully designed for growth and guest satisfaction. Situated on approximately 16.53 acres, the park features 83 total sites with full hook-ups and 50-amp service. Phase 1 is complete and fully approved, offering 35 sites ready to rent and generate income. Phase 2 includes 21 additional developed sites, pending final approval. Phase 3 will complete the remaining 27 sites, with infrastructure already in place requiring only septic tanks and final approvals. The property adjoins over 2,000 acres of TVA land, providing natural beauty and recreational opportunities, including walking, bicycling, and horseback riding directly from the property. Amenities include two bathhouses, each with five washers and five dryers, an on-site "honor" store, a maintenance building, and a storage shed. Spectrum cable and high-speed internet are available to guests for an additional $40 per month, and tenants pay their own electric. An on-site propane filling station offers added convenience and revenue. Recreational features include a basketball court, cornhole area, playground equipment, two fire pit gathering areas with Adirondack chairs, and two covered pavilions with picnic tables. All maintenance tools and equipment convey with the sale, along with paddleboards and kayaks used in the rental business. The property size is 1968 square feet. The park is located in Decatur, TN. The park also has multi use zoning. The park is turnkey and positioned for continued expansion, offering immediate income, multiple revenue streams, and strong upside potential.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Auto Repair Shop Bar & Pub (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Decatur
    County
    Meigs
    State
    Tennessee
    Longitude
    -84.76454
    Latitude
    35.624074

    Nearby Similar for Sale

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    • $125,000

      Waterfront Land in Decatur, TN

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    FAQs

    What type of property is this?
    Mobile home & RV park - Expanding RV park with immediate income and growth potential.
    Where is this mobile home & rv park located?
    The property is located at 8415 River Road Decatur, TN.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Immediate income generation from **35 fully approved and ready‑to‑rent RV sites (Phase 1)**.; Significant expansion potential with 48 additional sites in Phases 2 & 3, infrastructure in place.; Located on 16.53 acres adjoining 2,000+ acres of TVA land, offering exceptional recreational opportunities.
    (423) 462-5757
    We can help!
    Listing Contact
    Sherry Condee
    Sherry Condee
    Real Estate License ID: 260021
    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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