Clarksville, TN 37042 · Vacant, rent-ready mixed-use parcel + adjacent R-1 development land · Delivered vacant — immediate possession
The offering is two side-by-side parcels totaling 14.78 acres on Dotsonville Road — an improved mixed-use tract carrying ~8,236 sf of residential living area across three buildings (two 1970s ranches converted to duplex/triplex units plus a 1991 four-unit building) and a 1,581 sf barn converted to a church — sitting directly beside 12.30 acres already zoned R-1. The assemblage is offered at $1,150,000, delivered fully vacant and closed together.
Everything — church and all units — is currently vacant and rent-ready. That delivers exactly what Clarksville's builders and value-add investors want: a clean, immediate-possession reposition on 14.66 contiguous acres, with a shovel-ready residential land bank next door, in a corridor that is rezoning and subdividing right now.
The county property-record card shows three building cards — two 1970s brick ranches (2,568 + 2,500 sf) and a 1991 four-unit building (3,168 sf) — totaling ~8,236 sf of living area, plus a 1,581 sf detached barn now used as the church. That's well beyond the 3,168 sf RPR first reported. The owner confirms the two ranches were converted into duplex/triplex units, so effective doors likely exceed the six on record — confirm the permitted door count. Everything is currently vacant but rent-ready.
Two contiguous parcels — the improved mixed-use tract and the adjacent 12.30-acre R-1 land — conveyed together and delivered vacant. Full financials and the diligence package are available on request.
Asking price is $1,150,000, both parcels delivered vacant. Slide to explore terms up to the $1,300,000 ceiling — then send an offer.
The improved parcel is delivered vacant and rent-ready — two 1970s ranches converted to multiple units plus a 1991 four-unit building — and the barn (currently the church) can convert to about two more units. It's reportedly in working order with only one A/C unit needing service. Clarksville rents currently run about $950–$1,116 for a 1-bedroom and $1,150–$1,253 for a 2-bedroom.
| Building | Units | Type | Rent / mo | Monthly |
|---|---|---|---|---|
| 1991 four-unit | 4 | 2 BR | $1,150 | $4,600 |
| Ranch A (converted) | 2 | 2 BR | $1,150 | $2,300 |
| Ranch B (converted) | 2 | 2 BR | $1,150 | $2,300 |
| Barn → 2 units (conversion) | 2 | 1 BR | $950 | $1,900 |
| Total — existing buildings | 10 | — | — | $11,100 |
Delivered vacant, so a buyer sets rents to market from day one — and only one A/C unit reportedly needs service. Confirm the permitted door count, septic capacity for the existing and added barn units, and plan for sub-metering (a single electric meter serves the buildings today). Rents are estimates for underwriting, not a guarantee.
The Woodlawn–Dotsonville planning area is one of Montgomery County's most active rezoning corridors. In the last year alone: 76 acres rezoned to R-1 for the second section of the Jackson Hills subdivision, 11 acres rezoned to R-1, and 86 acres proposed AG→R-1 off Dotsonville. Parcel A is already zoned R-1 — no rezoning risk, no entitlement lag. That is a real competitive edge over the raw AG tracts a builder would otherwise have to fight through the planning commission.
| Recent Closed Land Sale | Acres | Price | $/Acre |
|---|---|---|---|
| Clarksville tract | 17.26 | $308,000 | $17,845 |
| Woodlawn (Dotsonville area) | 4.69 | $65,000 | $13,859 |
| Clarksville tract | 9.71 | $115,000 | $11,843 |
| Clarksville tract | 52.56 | $600,000 | $11,416 |
| Southside (small) | 2.15 | $70,000 | $32,558 |
| County median, rural (1+ ac) | — | — | $26,575 |
| Subject A — 12.30 ac @ base $22K/ac | 12.30 | ~$270,600 | $22,000 |
Clarksville is emerging as a Tennessee manufacturing hub (e.g., the 200-acre, 14-building NorthPark Logistics park delivering its first phase in 2026), stacked on top of steady Fort Campbell demand. ZIP 37042 population is up +12.2% since 2020. Rooftops are chasing jobs — and R-1 land in this corridor is what feeds them.
Figures and status notes are drawn from public records and provided for buyer due diligence, not as an appraisal or legal/tax advice. Verify door count, achievable rents, septic capacity, permits and tax status independently.
Fly the property in 3D — real USGS terrain extended around the site, both parcels, the surrounding parcel lines and the Dotsonville Rd frontage, with elevation, slope and contour layers. Best viewed full-screen.
Pan, zoom and step through the site in an interactive panorama tour.
A branded drone film of the full assemblage, the orbit flyover, and aerial stills captured 7/15/2026. Tap any photo to open it full-size.
Assets load from the 1001-Dotsonville-media folder — upload it alongside this page when hosting.