Cobb Farm Lots 18 & 19
Clifton, TN
Asking price
$112,000
Sites
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Cap rate
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Price / site
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About this property
Rare Opportunity: Two Adjacent Waterfront Lots in Cobb Farm Resort Seize this exceptional chance to own two side-by-side waterfront lots in the desirable Cobb Farm Resort community, offering a combined 150 feet of prime Tennessee River frontage. Enjoy breathtaking panoramic views of the Tennessee River, located just south of the Clifton bridge. Directly across from Eagles Nest Island, these lots provide stunning scenery, natural privacy, and a serene, picturesque setting. Fully developed and move-in ready: Private well, Septic system, Electrical hookups, Established driveway and culvert, Beautiful mature shade trees. Perfect for your RV setup right away or as the ideal site to build your custom dream home on the water. Whether you're seeking a peaceful weekend retreat, full-time river living, or investment potential, these lots deliver convenience and natural beauty. Just minutes from Clifton Marina, Riverstone Marina & Ross Creek Landing Golf Course Only 20 minutes to Savannah, TN (home to Lowe's, Walmart, and everyday essentials) Easy drives to major cities: ~2 hours to Memphis ~2 hours to Nashville Don't miss this rare double-lot waterfront gem on the Tennessee River—perfect for boating, fishing, sunsets, and relaxed waterfront living.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $112,000 |
|---|---|
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
8 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Site count and hookup mix — not disclosed
How many sites are there, and how many are full-hookup, partial or tent?
Full-hookup sites earn a multiple of what a tent site does. The count alone does not tell you the income.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
