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    Tennessee Riverfront Mountain Retreat Title is generated by Realmo AI

    8450 Old Highway 28, Pikeville, TN 37367

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    For Sale
    $850,000

    146 acres of riverfront property bordering Tennessee's Cumberland Trail State Park.

    Type:Land
    Lot size:
    150.00 Acres
    Added:
    Mar 22, 2026
    Days on Market:
    77
    Last Refresh:
    Mar 22 at 8:22 pm

    Property Features for 8450 Old Highway 28

    General Information

    Standard status
    Active
    Lot size
    150.00 Acres
    Property subtype
    Land

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    Listing Contact
    Emilee Warner

    Listing agent Emilee Warner License #354735

    Listing office Onward Real Estate

    Listing date Mar 22, 2026

    Source Compass

    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 Onward Real Estate

    HighLights

    • 146 acres of riverfront property bordering Justin P. Wilson Cumberland Trail State Park.
    • 4‑acre parcel across the river includes a build site with existing well, septic, driveway, and utilities.
    • Utilities are available: well, septic, electricity, water, and internet.
    • Riverfront location stocked with rainbow trout.
    • Includes a slide‑out camper for immediate use.
    • Abundant wildlife, marketable timber, and rare native plants.

    Overview

    This Tennessee property offers a unique getaway opportunity, comprising two parcels: approximately 146 acres of riverfront mountainside and an additional 4 acres across the river. The 4-acre parcel includes a slide-out camper, a prepared build site, a well, septic system, driveway, and available utilities, making it suitable for constructing a cabin or tiny home with views of the river and valley. Situated at the Head of the Sequatchie Valley and River, the property directly borders Justin P. Wilson Cumberland Trail State Park and is surrounded by protected land with mountain views. A neighboring Tennessee Century Farm adds to the area's charm and history. A dirt road provides access up the mountainside. The river is stocked with rainbow trout, and the woods are inhabited by wildlife, marketable timber, and rare native plants. An 1800s cemetery borders the property, offering a glimpse into the area's early Tennessee roots. Utilities are accessible, including well, septic, electricity, water, and internet. A water line easement, covering approximately 5–6 acres, has been installed by South Cumberland Utility District, and an older well is present beside the camper. The camper will remain on the property. The land is suited for a private hunting retreat, a weekend escape, or a future homestead.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Pikeville
    County
    Bledsoe
    State
    Tennessee
    Longitude
    -85.018457
    Latitude
    35.771047

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    FAQs

    What type of property is this?
    Recreation land - 146 acres of riverfront property bordering Tennessee's Cumberland Trail State Park.
    Where is this recreation land located?
    The property is located at 8450 Old Highway 28 Pikeville, TN.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: 146 acres of riverfront property bordering Justin P. Wilson Cumberland Trail State Park.; 4‑acre parcel across the river includes a build site with existing well, septic, driveway, and utilities.; Utilities are available: well, septic, electricity, water, and internet.
    (615) 418-4846
    We can help!
    Listing Contact
    Emilee Warner
    Real Estate License ID: 354735
    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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