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    Wooded Acreage in Sale Creek Title is generated by Realmo AI

    Retro Hughes Road, Sale Creek, TN 37373

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    Claim this Listing
    For Sale
    $149,000

    LAND - Sale Creek, TN

    Lot size:
    12.50 Acres
    Added:
    Dec 10, 2025
    Days on Market:
    165
    Last Refresh:
    May 24 at 1:06 pm

    Property Features for Retro Hughes Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    A-1
    Standard status
    Active
    APN
    026 007.06
    Lot size
    12.50 Acres

    Taxes and HOA fees

    Tax Description
    RETRO HUGHES RD OUT OF 20-124 FOR 1996
    Tax Annual Amount
    323

    Utilities

    Utilities
    Water Available
    Water source
    Public

    We can help!

    Listing Contact
    Crisler Torrence

    Listing agent Crisler Torrence License #361273

    Listing office Real Estate Partners Chattanooga LLC 525 W Main Street Suite 101, Chattanooga, TN

    Listing date Dec 10, 2025

    MLS# 1525195 Listing URL

    Copyright © 2026 Greater Chattanooga 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

    • Large 12.5‑acre wooded tract offering space and privacy.
    • Power and water available at the property line.
    • Reliable EPB and Verizon service.
    • Mix of old logging roads and ATV trails for easy exploration.
    • Located near the Cumberland Trailhead (5 minutes away).
    • Mature hardwood and pine forest sloping down to Skiles Branch.

    Overview

    Located on Retro Hughes Road in Sale Creek, this 12.5-acre wooded tract offers space and privacy. A mature hardwood and pine forest covers the land, sloping down toward Skiles Branch as it winds through the property. The acreage includes old logging roads and a network of ATV trails, creating walkable paths. Cranefly Orchids can be found scattered along the creek side. EPB and Verizon service work well here, and the Cumberland Trailhead is just five minutes away. Power and water are already available at the property line. The best route in is via Hwy 27 North to Retro Hughes Road. From there, continue up Retro Hughes Lane and then take Rocky Top Road back down to the land. This property offers a rugged starting point, ready for someone with vision to shape it into a private estate, weekend retreat, or long-term investment surrounded by nature. The zoning is A-1.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Sale Creek
    County
    Hamilton
    State
    Tennessee
    Longitude
    -85.144397
    Latitude
    35.354765

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    FAQs

    What type of property is this?
    Recreation land - 12.5-acre wooded tract with natural setting and modern conveniences.
    Where is this recreation land located?
    The property is located at Retro Hughes Road Sale Creek, TN.
    What is the asking price?
    The asking price for this property is $149,000.
    What are key features of this property?
    This property features: Large 12.5‑acre wooded tract offering space and privacy.; Power and water available at the property line.; Reliable EPB and Verizon service.
    (601) 842-9690
    We can help!
    Listing Contact
    Crisler Torrence
    Real Estate License ID: 361273
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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.

    More about this property
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