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    1386 Forgiveness Ln Protemus, TN 38260

    • Commercial real estate
    For Sale
    View listing
    $75,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US80-2472002
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 1386 Forgiveness Ln

    Property type
    Commercial real estate

    Description

    This exceptional 6.5-acre farm, located at 1386 Forgiveness Lane in Troy, Tennessee, presents a unique opportunity for agricultural pursuits or the creation of a custom home. The property boasts a generous 283,140 square feet of land, offering ample space for various uses. Situated in Obion County, zip code 38260, this parcel provides a tranquil setting with picturesque views, perfect for those seeking a peaceful rural lifestyle. The property's location in Tennessee offers easy access to local amenities while maintaining a sense of seclusion. With its expansive acreage and versatile potential, this land is an attractive investment for those seeking a rural retreat or a profitable agricultural venture. The asking price for this remarkable property is $75,000. This represents a compelling opportunity to acquire a significant landholding in a desirable location. The property's size and location make it suitable for a variety of agricultural uses, from traditional farming to more specialized operations. The potential for residential development also presents an attractive option for those seeking to build their dream home in a peaceful, rural setting. Don't miss this chance to own a piece of Tennessee farmland.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Protemus
    County
    Obion
    State
    Tennessee
    Longitude
    -89.2277026
    Latitude
    36.3689903

    Comparable in this City

    • $79,000
      6.67 Acres

      6.67 Acres of Farmland

      6.67 acres of land ideal for a mini-farm.
      3 Hearn Rd, Greenfield, TN 38260
      View Details
    • $59,000
      6.50 Acres

      6.5 Acres of Farmland

      6.5 acres of land ideal for a mini farm.
      8 Hearn Rd, Greenfield, TN 38260
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    • $179,000
      19.15 Acres

      Hearn Road Farms Land

      19.15 acres of land ideal for a mini farm.
      2 Hearn Rd, Greenfield, TN 38260
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    • $109,000
      10.57 Acres

      Hearn Road Farms Land

      10.57 acres of land ideal for a mini-farm.
      6 Hearn Rd, Greenfield, TN 38260
      View Details
    • $210,000
      35.55 Acres

      Troy, TN Farm Land

      35.55 acres of wooded and pasture land in Troy, TN.
      Yellow Hammer Rd, Troy, TN 38260
      View Details
    • $145,000

      Prime Tennessee Farmland for Sale

      22 Acres of Tillable Farmland in Troy, TN
      0 Campground Rd, Troy, TN 38260
      View Details

    Similar Nearby for Sale

    • $109,000
      10.57 Acres

      Hearn Road Farms Land

      10.57 acres of land ideal for a mini-farm.
      6 Hearn Rd, Greenfield, TN 38260
      View Details
    • $210,000
      35.55 Acres

      Troy, TN Farm Land

      35.55 acres of wooded and pasture land in Troy, TN.
      Yellow Hammer Rd, Troy, TN 38260
      View Details
    • $809,900
      180.00 Acres

      Troy, TN Vacant Land

      180 acre farm with cropland, timberland, and hunting.
      3232 Shawtown Rd, Troy, TN 38260
      View Details
    • $109,000
      10.00 Acres

      Hearn Road Farms Land

      10 acre farm land with owner financing available.
      7 Hearn Rd, Greenfield, TN 38260
      View Details
    • $145,000

      Prime Tennessee Farmland for Sale

      22 Acres of Tillable Farmland in Troy, TN
      0 Campground Rd, Troy, TN 38260
      View Details
    • $89,000
      7.19 Acres

      Hearn Road Farms Land

      7.19 acres of land ideal for a mini farm.
      4 Hearn Rd, Greenfield, TN 38260
      View Details
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    1386 Forgiveness Ln
    Protemus, TN 38260
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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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