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    Off-Grid Hunting Land with Cabin Title is generated by Realmo AI

    935 BIG ROCK Trl, Henderson, TN 38340

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    Claim this Listing
    New
    For Sale
    $424,000

    LAND - Henderson, TN

    Lot size:
    105.00 Acres
    Added:
    May 30, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for 935 BIG ROCK Trl

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG
    Standard status
    Active
    Lot size
    105.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    804

    We can help!

    Listing Contact
    Jeremy Ryan
    Jeremy Ryan

    Listing agent Jeremy Ryan License #S-42859

    Listing office Crye-Leike, Inc., REALTORS 435 New Byhalia Rd, Collierville, TN

    Listing date May 30, 2026

    MLS# 10223047 Listing URL

    Copyright © 2026 Memphis 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

    • 105 acres in Chester County with a heavy stand of mixed hardwood timber and about 20 acres of open pastureland
    • Live running creek winds through the property
    • 1 bed, 1 bath, ~1,000 SF cinder block cabin with metal roof; appliances and furniture included
    • Well & septic system in place plus solar with battery backup and inverters included
    • Property sits at the end of a 1.5‑mile winding driveway with no thru traffic for privacy and seclusion
    • Borders Chickasaw State Park; located about 23 miles to Jackson and about 55 miles to Collierville (appointment required)

    Overview

    This 105-acre AG-zoned property offers a mix of heavy stand mixed hardwood timber and approximately 20 acres of open pastureland. A live running creek winds through the land, creating a natural setting for recreation and wildlife use. The property includes a 1 bed, 1 bath 1,000-square-foot cinder block cabin with a metal roof, and appliances plus furniture are included. Utilities are set up for off-grid living with a well and septic system, along with solar and battery backup; inverters are included and described as a 5KW dual-fuel system.

    Access is provided via an end-of-the-road location reached through a 1.5-mile winding driveway with no thru traffic, emphasizing privacy. The land borders Chickasaw State Park, providing additional open surroundings. The listing also notes an approximate 350-yard shooting range setup on site.

    For buyers seeking a secluded parcel for hunting and outdoor use, this tract combines significant woodland cover with open pasture areas and year-round water from the creek. The existing off-grid cabin and functioning utilities make it practical for weekend stays and extended time on the property while you enjoy the property’s dead-end privacy and surrounding natural setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Henderson
    County
    Chester
    State
    Tennessee
    Longitude
    -88.777807
    Latitude
    35.343745

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Secluded 105-acre property with mixed timber, open pasture, and a live creek plus an off-grid cinder block cabin.
    Where is this agricultural land / farmland located?
    The property is located at 935 BIG ROCK Trl Henderson, TN.
    What is the asking price?
    The asking price for this property is $424,000.
    What are key features of this property?
    This property features: 105 acres in Chester County with a heavy stand of mixed hardwood timber and about 20 acres of open pastureland; Live running creek winds through the property; 1 bed, 1 bath, ~1,000 SF cinder block cabin with metal roof; appliances and furniture included
    (901) 854-5050
    We can help!
    Listing Contact
    Jeremy Ryan
    Jeremy Ryan
    Real Estate License ID: S-42859
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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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