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    Diverse Land Parcel in Whiteville Title is generated by Realmo AI

    MT. MORIAH, Whiteville, TN 38075

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    Claim this Listing
    For Sale
    $549,000

    Land - Whiteville, TN

    Lot size:
    83.39 Acres
    Added:
    Apr 23, 2026
    Days on Market:
    22
    Last Refresh:
    May 14 at 4:06 pm

    Property Features for MT. MORIAH

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    FAR
    Standard status
    Active
    Lot size
    83.39 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Keith Morris
    Keith Morris

    Listing agent Keith Morris

    Listing office Morris and Morris 16945 Hwy 64, Somerville, TN

    Listing date Apr 23, 2026

    MLS# 10220045 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

    • Diverse land use potential: Combination of timber, agricultural fields, and pasture land.
    • Secluded location: Situated on a low‑traffic county road, surrounded by large farms, offering privacy and isolation.
    • Improved property: Two years of improvements by the owner, including a house site ready to build on.
    • Water features: Three creeks flowing into the Beaver Creek watershed, with no FEMA flood plane.
    • Utilities and structures: Electricity, well, two grain bins, and an old barn on site.
    • Recreational amenities: Private shooting range with berms.

    Overview

    This 83.39-acre property in Whiteville, TN, offers a diverse landscape of rolling hills with timber, agricultural fields, and pasture. Situated on a low-traffic county road in Hardeman County, it is located just a mile east of the Fayette/Hardeman County lines, with multiple access points, including potential access to Blue Oval. The property has undergone two years of improvements. Three creeks flow into the Beaver Creek watershed, and the land is not within a FEMA flood plain. Currently, 26 acres are designated for open cultivation or pasture, complete with perimeter fencing. The property features a 40-foot elevation change from the house site to the rear. It is isolated and surrounded by large farms. On-site amenities include electricity, a well, two grain bins, an old barn, and a house site ready for construction. A private shooting range with berms has been built. The grain bins are suitable for remodeling into living and cooking spaces. Soil mapping and a new survey have been completed. A small creek crossing the property contains pure white sand. The area is inhabited by deer, turkey, and predators. The property is zoned FAR and suitable for agricultural, recreational, and commercial real estate purposes.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Whiteville
    County
    Hardeman
    State
    Tennessee
    Longitude
    -89.1728903
    Latitude
    35.3273921

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 83.39 acres of diverse land with timber and pasture.
    Where is this agricultural land / farmland located?
    The property is located at MT. MORIAH Whiteville, TN.
    What is the asking price?
    The asking price for this property is $549,000.
    What are key features of this property?
    This property features: Diverse land use potential: Combination of timber, agricultural fields, and pasture land.; Secluded location: Situated on a low‑traffic county road, surrounded by large farms, offering privacy and isolation.; **Improved property: Two years of improvements by the owner, including a house site ready to build on.**
    (901) 497-6997
    We can help!
    Listing Contact
    Keith Morris
    Keith Morris
    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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