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    Ugly Creek Rd Duck River, TN 38454

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    For Sale
    $1,125,000

    Vacant Land - Duck River, TN

    Lot size:
    225.00 Acres
    Added:
    May 4, 2026
    Days on Market:
    3
    Last Refresh:
    May 6 at 6:06 am

    Property Features for Ugly Creek Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    300
    Parking features
    Garage
    Standard status
    Active
    Lot size
    225.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Austin Carroll

    Listing agent Austin Carroll

    Listing office Tutt Land Company 6352 2nd Avenue, Thomaston, TN

    Listing date May 4, 2026

    MLS# 11739126 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    225 Acre Hickman County Land

    Located in southern Hickman County, this 225-acre tract features a blend of timber, topography, and usability. Approximately 105 acres consist of upland hardwoods thinned in 2025, promoting wildlife habitat. An additional 100 acres are covered by a 16-year-old upland loblolly pine plantation, offering habitat diversity and future timber value. A newly constructed gravel road runs the length of the property, complemented by a network of trails. There are approximately 17 acres of established fields and food plots. A gated entrance provides access to the property, which features broad ridges and rolling to moderately sloped terrain. Electricity from MLEC is forthcoming. The property is located 45 miles from Nashville, less than 20 miles to Columbia, 8 miles to Centerville, 25 miles to Thompson's Station, and 30 miles to Franklin. This tract is being partitioned from Map 161 Parcel 004.00. Additional acreage is available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Duck River
    County
    Hickman
    State
    Tennessee
    Longitude
    -87.396547
    Latitude
    35.719337

    Nearby Similar for Sale

    • $139,900

      Expansive Vacant Land in Duck River

      17.09 acres with mature trees, suitable for estate or hunting.
      0 Old Mail Road Lot 31, Duck River, TN 38454
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    • $159,900

      Land with Duck River Frontage

      22.07-acre lot with mature trees and sweeping views.
      0 Old Mail Road Lot 26, Duck River, TN 38454
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    FAQs

    What type of property is this?
    Land - 225 acre tract perfect for hunting, recreation, or investment.
    Where is this land located?
    The property is located at Ugly Creek Rd Duck River, TN.
    What is the asking price?
    The asking price for this property is $1,125,000.
    What are key features of this property?
    This property features: Excellent Access: Newly constructed gravel road running the length of the property and a network of trails.; Established Hunting: Approximately 17 acres of established fields and food plots.; Timber Value & Wildlife Habitat: 105 acres of thinned upland hardwoods and 100 acres of 16 year‑old loblolly pine plantation.
    (334) 627-4004
    We can help!
    Listing Contact
    Austin Carroll
    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.

    More about this property
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