Franklin County, TN · Sold

TN-685431

6500 County Road 299

$210,000

$8,216/ac · 25.56 ac

Offer report Market this tract

Acreage25.56 ac

Price per acre$8,216/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedJan 10, 2026

Coordinates35.1120, -86.1734

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Franklin County, Tennessee. Cumberland Plateau and Middle Tennessee tracts; retirees and cabin builders.

View Franklin market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands47.3% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.4%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

1,041 ft of deeded road frontage.

Power6,186 ft away

A long utility run — price in solar/off-grid instead.

Buildable area12.80 of 25.56 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$180,881

$157,883 – $203,878 · $7,077/ac on 25.56 ac

Asking vs estimate

+16.1%

Priced above the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $210,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$103,360

$4,044/ac · +30.0% target margin

You need $106,640 off asking to hit this margin.

All-in cost$112,146

Net resale$166,410

Projected profit$54,265

ROI+48.4%

Annualized+69.3%

Break-even resale$4,769/ac

Profit if resale lands off target

-20%

$20,983

-10%

$37,624

$54,265

+10%

$70,906

+20%

$87,547

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
TN-705454 Gravel · Off grid	26.0	Jun 1, 2024	$215,300	8,283	7,803	2.0 mi	82
TN-495335 Gravel · Off grid	23.9	Jan 6, 2024	$159,700	6,697	6,327	3.3 mi	79
TN-775659 Gravel · Off grid	30.2	Nov 19, 2024	$277,500	9,201	8,709	3.6 mi	75
TN-495669 Paved · Power at road	30.4	Jun 6, 2025	$256,400	8,443	5,640	3.7 mi	75
TN-126098 Landlocked · Full utilities	41.5	Aug 24, 2025	$313,500	7,563	7,519	1.2 mi	73
TN-474347 Gravel · Power at road	11.7	May 21, 2026	$113,600	9,747	6,562	7.6 mi	70
TN-166867 Dirt · Off grid	72.3	Feb 18, 2026	$415,100	5,737	7,119	8.1 mi	69
TN-524258 Paved · Off grid	10.9	May 10, 2025	$107,900	9,867	6,868	2.4 mi	68

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Market time (26 mo)+9.3%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV