Multifamily Property with Guest
For Sale
$1,130,000
131 Burrville Rd, Sunbright, TN 37872
Multi-Family, Sunbright, TN
Property Size3,815 SF
Lot Size5.00 Acres
Price / SF$296.20
Days on Market77
Property Features for 131 Burrville Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street
Directions
From Wartburg, travel north on Hwy 27 toward Sunbright. Once you reach Sunbright, turn left onto Burrville Road and continue a short distance to the property. 131 Burrville Road will be located along Burrville Road.
Subdivision
Morgan County - 35
Standard status
Active
APN
025 007.02
Size
3,815 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Annual Amount
1594
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air
Building Details
Year built
2021
Number of units
2
Building materials
Frame
Roof type
Shingle, Metal
Listing Agency:
eXp Realty, LLC
(888) 519-5113
Listed By:
Bradlee Kay Goodman
(865) 440-5011
Added: Jul 3
Changed: Sep 5
Last Checked: Sep 17 at 4:06PM
MLS# 1346924
Copyright © 2026 East Tennessee Realtors®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property combines a 2,600-square-foot, single-level main residence completed in 2021 with a separate 1,300-square-foot guest house. The main home includes three bedrooms and two baths, along with full ADA accessibility, vaulted ceilings, quartz countertops, tile showers, central heating and cooling, and city utilities. The guest house adds two bedrooms and two baths. A 4,000-square-foot shop, two RV hookups, and a bathhouse expand the property’s functional capacity. Frame construction, shingle and metal roofing, and off-street parking are also included.
The property occupies 5 acres just off Highway 27 in Sunbright, Tennessee. Grocery shopping and a school are less than a minute away, Interstate 75 is under an hour away, and Brimstone Recreation is nearby. The combination of multiple residences, dedicated outbuildings, RV infrastructure, and acreage supports a range of residential and property-based uses without relying on a single building.
The property occupies 5 acres just off Highway 27 in Sunbright, Tennessee. Grocery shopping and a school are less than a minute away, Interstate 75 is under an hour away, and Brimstone Recreation is nearby. The combination of multiple residences, dedicated outbuildings, RV infrastructure, and acreage supports a range of residential and property-based uses without relying on a single building.
Key Highlights
- 5‑acre multifamily property just off Highway 27 in Sunbright, TN
- 2,600‑square‑foot main home with 3 bedrooms, 2 baths, and full ADA accessibility
- Separate 1,300‑square‑foot guest house with 2 bedrooms and 2 baths
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$34,237
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.03%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$684,740
$684.7K
Cap Rate 7%
$489,100
$489.1K
Cap Rate 9%
$380,411
$380.4K
Market Conditions
NOI Build-Up for 3,815 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$67.3K $17.64/SF
− Vacancy
−$5.0K −$1.32/SF
EGI
$62.2K $16.32/SF
− OpEx
−$28.0K −$7.34/SF
NOI
$34.2K $8.97/SF
Area
Morgan County, TN
Vacancy
7.50%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$684,740
Cap Rate 7%
$489,100
Cap Rate 9%
$380,411
Alternative Uses
Best Use
Apartment 5plus
$489.1K
$428.0K – $570.6K
NOI $34,237 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$944.9K
$826.8K – $1.10M
NOI $66,143 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 37872, TN
2,037
Population
933
Households
2.2
Avg Household Size
46
Median Age
5%
College-Educated
77%
High-School Grad
91.9 sq mi
ZIP Area
22
Density / Sq Mi
$48,513
Median Household Income
$38,241
Median Earnings
$947
Median Rent
$120,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Newly built, accessible residential compound with a detached guest residence, RV accommodations, and substantial workshop space.
Where is this multifamily property located?
The property is located at 131 Burrville Rd Sunbright, TN.
What is the asking price?
The asking price for this property is $1,130,000.
What are key features of this property?
This property features: 5‑acre multifamily property just off Highway 27 in Sunbright, TN; 2,600‑square‑foot main home with 3 bedrooms, 2 baths, and full ADA accessibility; Separate 1,300‑square‑foot guest house with 2 bedrooms and 2 baths
