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    2165 Highway 140N Cottage Grove, TN 38224

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    Claim this Listing
    For Sale
    $384,000

    Restaurant,Commercial - COTTAGE GROVE, TN

    Property size:
    3,350 SF
    Lot size:
    5.00 Acres
    Added:
    Mar 10, 2026
    Days on Market:
    41
    Last Refresh:
    Apr 19 at 7:06 am

    Property Features for 2165 Highway 140N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Interior features
    Fixtures/Furniture
    Exterior features
    Partially Fenced, Pond
    Fencing
    Fenced, Partial
    Standard status
    Active
    APN
    012.03 & 012.05
    Size
    3,350 SF
    Lot size
    5.00 Acres

    Utilities

    Heating system
    Central, Natural Gas
    Cooling system
    Central Air, Multi Units, Window Unit(s)

    Building Details

    Year built
    2023
    Floors in Building
    1
    Flooring type
    Concrete
    Building materials
    Metal Siding
    Architectural style
    Other

    We can help!

    Listing Contact
    Laura Woodruff
    Laura Woodruff

    Listing agent Laura Woodruff

    Listing office Wendell Alexander Realty P.O. Box 725, Dresden, TN

    Listing date Mar 10, 2026

    MLS# 134524 Listing URL

    Copyright © 2026 Tennessee Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Turnkey Restaurant with Onsite Residence

    Carmack's Fish Barn presents a turnkey opportunity, located just north of Como, TN. The offering includes a fully equipped and functioning restaurant and a 1560 square foot house, situated on a 5+/- acre site that features a pond. Constructed in 2023, the restaurant spans 3350 square feet and includes concrete floors, wood walls, metal ceilings, and ceiling fans. It accommodates 102 guests and offers drive-thru window service. The restaurant is equipped with a flat top grill, charbroiler, six fryers, a six-burner gas stove with double oven, an electric stove, an oil filtering system, and a vent hood with an Ansul system. Additional equipment includes a two-door stand-alone freezer, a two-door cooler, a stainless refrigerator, an ice machine, eleven stainless steel prep tables, two lowboys, multiple steam tables, a three-compartment sink, and a commercial mixer. The dishwasher is leased, and beverage machines are provided by brand providers. The house, located behind the restaurant, features three bedrooms, two bathrooms, central heat and air, and a carport.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Map

    City
    Cottage Grove
    County
    Henry
    State
    Tennessee
    Longitude
    -88.4625
    Latitude
    36.3581

    Nearby Similar for Sale

    • $384,000
      3,350 SF

      Turnkey Restaurant and Home Package

      Fully equipped restaurant and home for sale in Cottage Grove.
      2165-2175 Highway 140 N, Cottage Grove, TN 38224
      View Details
    • $384,000
      3,350 SF

      Turnkey Restaurant and Home Opportunity

      Operating restaurant and home on 5 acres with pond.
      2165 & 2175 Highway 140 N, Cottage Grove, TN 38224
      View Details

    FAQs

    What type of property is this?
    Conventional restaurant - Fully equipped restaurant and home on 5 acres.
    Where is this conventional restaurant located?
    The property is located at 2165 Highway 140N Cottage Grove, TN.
    What is the asking price?
    The asking price for this property is $384,000.
    What are key features of this property?
    This property features: Turnkey restaurant and home offered together on 5+/- acres.; Restaurant built new in 2023 with seating for 102 guests.; Fully equipped restaurant with commercial‑grade kitchen equipment.
    (731) 571-1106
    We can help!
    Listing Contact
    Laura Woodruff
    Laura Woodruff
    Real Estate License ID: 253468
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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