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    Two-Tract Rural Acreage with Barn Title is generated by Realmo AI

    Pleasant Shade Hwy Lots 7 & 11 lot 7&11, Pleasant Shade, TN 37145

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    For Sale
    $249,900

    LAND - Pleasant Shade, TN

    Lot size:
    28.07 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for Pleasant Shade Hwy Lots 7 & 11 lot 7&11

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Res/Ag
    Standard status
    Active
    APN
    017.00
    Lot size
    28.07 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Tank
    Water source
    Public
    Water front features
    Creek

    We can help!

    Listing Contact
    James Petty

    Listing agent James Petty License #307191

    Listing office Heartland Real Estate & Auction 601 Main St. N, Carthage, TN

    Listing date Jun 2, 2026

    MLS# 244805 Listing URL

    Copyright © 2026 Upper Cumberland 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

    • 28.07 surveyed acres: two tracts selling together with a mix of level open pasture and mature timber
    • Utility district water and electricity available at the road, with public water available
    • Two approved septic sites—one for a 3‑bedroom home and one for a 5‑bedroom home
    • Includes a large barn, plus level pasture near the road for a potential building spot
    • Creek on the property and 23 acres of mature timber for privacy
    • Owner financing available; convenient to Carthage (18 min to Main St) and Lafayette (20 min to Lafayette Square)

    Overview

    Offered as two surveyed tracts totaling 28.07 acres, this rural property combines open, level pasture with mature timber and a creek for added natural character. A cleared area by the road provides an accessible building spot, while the property’s timber portion creates privacy and strong hunting appeal. A large barn is included, offering practical space for equipment, livestock, or general storage. Utilities and site planning flexibility are also part of the appeal, with utility district water and electricity available at the road and two approved septic sites designed for a 3-bedroom home and a 5-bedroom home.

    The land is zoned Res/Ag, supporting a mix of residential and agricultural use considerations. While the property sits on Pleasant Shade Hwy, specific frontage details and infrastructure beyond water/electric availability are not provided. The seller notes convenient drives to Lafayette and Carthage, with the listing describing access to those areas within the local commuting range.

    This acreage is well suited for buyers seeking a rural retreat with room to build either one home or two. The pasture and barn fit everyday operational needs for livestock or storage, while the surrounding timber and creek make it attractive for hunting and outdoor recreation. Owner financing is available, providing additional flexibility for qualified buyers—call for details.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Pleasant Shade
    County
    Smith
    State
    Tennessee
    Longitude
    -85.9013
    Latitude
    36.3562

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 28-acre recreational and home-site property with pasture, mature timber, and two approved septic locations.
    Where is this agricultural land / farmland located?
    The property is located at Pleasant Shade Hwy Lots 7 & 11 lot 7&11 Pleasant Shade, TN.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: 28.07 surveyed acres: two tracts selling together with a mix of level open pasture and mature timber; Utility district water and electricity available at the road, with public water available; Two approved septic sites—one for a 3‑bedroom home and one for a 5‑bedroom home
    (615) 418-6244
    We can help!
    Listing Contact
    James Petty
    Real Estate License ID: 307191
    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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