Executive Summary & Property Overview
Finding level, build-ready acreage in Cheatham County that combines pristine live surface water, diverse native flora, installed septic approvals, and quick access to Downtown Nashville under $200,000 is an extraordinary rarity in Middle Tennessee’s competitive real estate landscape. Positioned along 100 Henley Rd, Ashland City, TN 37015 (APN: 053 10000 000), this 8.04-acre level creekside parcel enters the market at an attractive, recently reduced price of $188,000 (reflecting a $50,000 price cut). Valued at approximately $23,383 per acre, this acquisition presents strong financial alignment against its current tax-assessed value of $176,100, offering immediate value for custom home builders, homesteaders, and outdoor enthusiasts.
The natural centerpieces of this sanctuary are a picturesque creekside meadow and direct frontage along Big Marrowbone Creek, which spans the entire rear boundary of the property. Headwatered by the spring-fed Marrowbone Lake (a protected waterway restricted to electric motors and non-motorized paddlers), the creek features active currents, small rapids, and an impressive 100-foot natural rock cliff rising along the far shore.
Crucially, the property eliminates standard rural land development delays. It comes fully equipped with a recently approved 3-bedroom septic permit, with public water and electric service available directly at the asphalt-paved road frontage. Featuring level terrain—a rare geographical asset in hilly Cheatham County—and a dedicated building site situated outside the designated floodplain, this 8.04-acre tract provides a turn-key foundation for a custom residence, eco-retreat, or private estate.
Core Property Specifications & Listing Snapshot
Below is an exhaustive structural breakdown of the legal, physical, geographical, infrastructure, and financial metrics defining 100 Henley Rd:
- Property Address: 100 Henley Rd, Ashland City, TN 37015
- Assessor’s Parcel Number (APN): 053 10000 000
- Subdivision: Big Marrowbone Creek Subdivision N-R
- County & Region: Cheatham County | Region: Ashland City / Middle Tennessee
- Current Asking Price: $188,000 (Following a $50,000 Price Reduction)
- Tax Assessed Value: $176,100
- Annual Property Taxes: $850 / year (Exceptionally low annual holding costs)
- Total Acreage Footprint: 8.04 Acres
- Price Per Acre Valuation: ~$23,383 / acre
- Topography Profile: Predominantly Level Meadow & Creekside Woodland
- Water Features: Direct Frontage on Big Marrowbone Creek & Natural Rockwall Springs
- Zoning Classification: E-1 (Estate Residential District)
- Septic Status: Approved for a 3-Bedroom Septic System
- Utilities: Public Water & Electricity Available at the Road Frontage
- Road Surface Type: Asphalt Paved Road (Henley Rd)
- HOA / POA Dues: $0 / Month (No Homeowners Association oversight)
- Date Listed on Market: March 30, 2026
- Target Land Uses: Custom Single-Family Homestead, Riparian Nature Sanctuary, Organic Hobby Farm, or Creekside Cabin Retreat
Riparian Ecosystem, Native Flora & Natural Topography
Unlike typical unimproved pastures, 100 Henley Rd functions as a thriving native ecological preserve, offering dynamic visual appeal, natural privacy buffers, and vibrant seasonal foliage.
1. Big Marrowbone Creek & The 100-Foot Rock Cliff Boundary
- Pure Water Origin: Big Marrowbone Creek is fed directly by Marrowbone Lake, a spring-fed reservoir known for clean water, paddle sports, and quiet fishing. The creek supports a rich aquatic ecosystem inhabited by river otters, blue herons, and local fish species.
- Dramatic Rockwall Topography: A dramatic 100-foot vertical limestone cliff forms the opposite bank of the creek, serving as a striking natural border that shields the property from development and captures gentle water trickles from natural hillside springs.
2. Native Botanical Diversity & Riparian Canopy
- Native Timber Canopy: The meadow and woodlands are anchored by large Black Walnut and Sycamore trees, mixed with understory species such as Spicebush, River Cane, and wild Pawpaw groves—Tennessee’s largest native fruit tree.
- Seasonal Wildflower Displays: In spring, the creek banks bloom with extensive stands of Virginia Bluebells, native grasses, and wild perennials, transforming the parcel into a colorful natural display.
3. Rare Level Topography in Cheatham County
- Usable Land Area: While much of Cheatham County features steep ridges and narrow ravines, the vast majority of this 8.04-acre tract consists of level ground. This gentle slope allows for simple internal road construction, gardening, outdoor recreation, and straightforward home pad site prep.
Infrastructure, Utility Access & Permitting Readiness
Developing raw acreage often involves significant capital outlays for soil testing and utility extension. 100 Henley Rd minimizes these initial development expenses.
1. Pre-Approved 3-Bedroom Septic Permit
- Eliminated Development Risk: Obtaining septic approvals in Middle Tennessee can be challenging due to shallow bedrock or poor-draining soils. Having an officially approved 3-bedroom septic permit already in hand removes a major development hurdle and saves months of engineering reviews.
2. On-Site Utilities & Road Frontage
- Public Water & Grid Power: Public water service and grid electricity are located directly along Henley Road. Buyers can easily extend service lines to their selected building envelope without needing costly main-line utility extensions.
- Asphalt Road Access: Fronting a well-maintained asphalt town road ensures effortless year-round vehicular access without the maintenance demands of private gravel easements.
3. Building Envelope & Floodplain Layout
- Non-Flood Zone Building Site: A dedicated corner of the 8.04-acre footprint sits comfortably above and outside the 100-year floodplain, providing a clear, pre-approved zone for constructing a custom primary home.
- Floodplain Building Flexibility: While the lower creekside meadow lies within the floodplain (offering excellent soil for gardens, orchards, or recreation), construction within this zone is permitted provided structures adhere to standard local building codes, including elevated foundations and minimum first-floor elevation guidelines.
Zoning, Land-Use Flexibility & Homestead Potential
Classified under Cheatham County’s E-1 (Estate Residential) zoning district and free from HOA regulations, the land accommodates various lifestyle and building preferences.
- Custom Residential Homestead: Position a primary home or barndominium on the elevated building pad, overlooking the open meadow and timbered creek corridor below.
- Small-Scale Regenerative Hobby Farm: Take advantage of the level topography and fertile riparian bottomland soils to cultivate organic gardens, fruit orchards, or raise small livestock.
- Nature Preserve & Wildlife Retreat: Maintain the meadow in its native state, utilizing plant ID tours and private walking trails along Big Marrowbone Creek for personal relaxation or environmental stewardship.
Regional Location & Middle Tennessee Connectivity
Positioned in rural Cheatham County, 100 Henley Rd combines quiet countryside living with convenient proximity to the commercial centers of Ashland City and Greater Nashville.
- Ashland City Center (~10 Minutes): Quick access to local government offices, grocery stores, pharmacies, restaurants, and boat launches along the Cumberland River.
- Marrowbone Lake (~5-10 Minutes): A scenic 60-acre TWRA spring-fed lake ideal for kayak launches, canoe fishing, and quiet water recreation.
- Pleasant View, TN (~15 Minutes North): Convenient access to Interstate 24, medical clinics, and expanded commercial shopping corridors.
- Downtown Nashville (~25–30 Minutes Southeast): Fast commuter route to Tennessee’s primary economic, healthcare, music, and international airport hub via TN-12 or I-24.
Comparative Market Valuation & Regional Benchmarks
| Valuation Metric / Property Feature | Subject Property (100 Henley Rd) | Regional Cheatham County Averages | Strategic Advantage / Investment Analysis |
| Total Asking Price | $188,000 | $220,000 – $280,000+ | Competitive acquisition price following a $50K price cut |
| Price Per Acre | ~$23,383 / Acre | $25,000 – $35,000 / Acre | Attractive entry point for level creekside land |
| Tax Assessed Value | $176,100 | Varies Widely | Asking price closely reflects municipal tax assessment |
| Topography Profile | Predominantly Level | Steep Ridges / Heavy Slopes | Level land reduces site prep and driveway construction costs |
| Water Asset | Big Marrowbone Creek | Seasonal Runoff / Dry | Year-round live water frontage backed by a 100ft rock cliff |
| Permitting Readiness | 3-Bed Septic Approved | Unpermitted / Testing Needed | Saves $3,000–$7,000+ in soil testing and eliminates septic risk |
| Utility Access | Water & Power at Road | Off-Grid or Long Extensions | Lowers utility connection costs via existing asphalt road frontage |
| HOA Dues / Rules | $0 / Month (None) | $200 – $600 / Year | Zero recurring fees or restrictive neighborhood covenants |
Comprehensive Pros vs. Cons Analysis
Pros (Core Value Drivers)
- Recent $50,000 Price Reduction: Positioned at $188,000, bringing the price close to its official tax-assessed valuation ($176,100).
- 3-Bedroom Septic Permit Approved: Land is pre-approved and ready for immediate home construction planning.
- Rare Level Topography: Highly usable, flat acreage that is difficult to find in rugged Cheatham County.
- Direct Frontage on Big Marrowbone Creek: Live water access featuring rapids, otters, herons, and a towering 100-foot limestone cliff.
- Full Utility Availability: Public water and electricity are accessible right at the paved asphalt road frontage.
- Exceptional Native Ecosystem: Rich botanical landscape filled with Pawpaw trees, Black Walnut timber, and spring Bluebells.
- Prime Nashville Commuter Access: Located under 30 minutes from Downtown Nashville while offering total countryside tranquility.
Cons (Important Factors to Consider)
- Partial Floodplain Coverage: A significant portion of the lower meadow lies within the 100-year floodplain, restricting standard non-elevated building options in those specific lower areas.
- Building Envelope Placement: Main home construction must be planned within the dedicated non-floodplain portion of the parcel, or meet elevated building codes.
- Land Maintenance Needs: Preserving the open meadow and managing native plant species will require periodic mowing or selective clearing.
Final Verdict & Investment Recommendation
100 Henley Rd, Ashland City, TN 37015 represents a rare land offering in the Middle Tennessee market. Combining 8.04 acres of level topography, an approved 3-bedroom septic permit, direct public utility availability, and extensive frontage on Big Marrowbone Creek for $188,000, it stands out as an exceptional opportunity for custom home builders, homesteaders, and nature lovers seeking build-ready creekside land within easy commuting distance of Nashville.
Please Note: Prospective buyers should verify the exact non-floodplain building envelope boundaries with a civil surveyor during their due diligence period prior to closing.
Listed on Zillow
