Gas Station with Upstairs
For Sale
$765,000
219 Fordtown Road, Fall Branch, TN 37656
Commercial Sale, Fall Branch, TN
Property Size3,960 SF
Lot Size0.49 Acres
Price / SF$193.18
Days on Market167
Property Features for 219 Fordtown Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
From Interstate 81 Exit 50 (Fall Branch) at end of exit turn Left on Hwy 93 toward Jonesborough, take 93 approx. one mile and turn Left on Fordtown Road, take Fordtown Road approx. mile, business on Right.
Subdivision
308 - Sulph Spr, Fall Brch, Harmny, E
Standard status
Active
APN
025 006.01
Size
3,960 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Annual Amount
1757
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Radiant
Cooling system
Heat Pump
Water source
Public
Amenities
deli
apartment
Building Details
Year built
1980
Building materials
Brick, Vinyl Siding
Roof type
Metal
Listing Agency:
Hurd Realty, LLC
(423) 491-8335
Listed By:
Lynne Jones · License #343217
(423) 676-7941
Added: Mar 30
Changed: Sep 8
Last Checked: Sep 12 at 6:06PM
MLS# 9993054
Copyright © 2026 Tennessee Virginia Regional Multiple Listing Service. 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.
Located at 219 Fordtown Road in Fall Branch, this 3,960-square-foot commercial property combines a gas station, convenience store, and on-site deli. Equipment is already installed for the existing operations. The building was constructed in 1980 and features brick and vinyl siding, a metal roof, radiant and heat-pump heating, and heat-pump cooling.
The 0.49-acre site is served by public water and a septic tank. An upstairs apartment includes four bedrooms and two bathrooms, with a renter currently in place. The property carries Commercial zoning and includes cable availability. Any buyer will need approval to assume the existing fuel supply agreement, and the purchase excludes store inventory unless separately acquired.
The 0.49-acre site is served by public water and a septic tank. An upstairs apartment includes four bedrooms and two bathrooms, with a renter currently in place. The property carries Commercial zoning and includes cable availability. Any buyer will need approval to assume the existing fuel supply agreement, and the purchase excludes store inventory unless separately acquired.
Key Highlights
- 3,960‑square‑foot gas station, convenience store, and deli property
- Upstairs 4‑bedroom, 2‑bath apartment with a renter in place
- 0.49‑acre commercial site at 219 Fordtown Road
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
$65,692
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
8.59%
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%
$1,313,840
$1.3M
Cap Rate 7%
$938,457
$938.5K
Cap Rate 9%
$729,911
$729.9K
Market Conditions
NOI Build-Up for 3,960 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
$91.2K $23.04/SF
− Vacancy
−$3.6K −$0.92/SF
EGI
$87.6K $22.12/SF
− OpEx
−$21.9K −$5.53/SF
NOI
$65.7K $16.59/SF
Area
Washington County, TN
Vacancy
4.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,313,840
Cap Rate 7%
$938,457
Cap Rate 9%
$729,911
Alternative Uses
Best Use
Specialty Retail
$938.5K
$821.2K – $1.09M
NOI $65,692 @ 7.0% cap · market cap 8.59%
Second Best
Retail
$885.0K
$774.4K – $1.03M
NOI $61,951 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,899 @ 7.0% cap · market cap 15.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Dining 24%
Dollar General
Shops & Services
4,611 visits/mo
0.4 miles
Pizza Plus
Dining
1,469 visits/mo
0.4 miles
Demographics for 37656, TN
3,611
Population
1,647
Households
2.2
Avg Household Size
49
Median Age
18%
College-Educated
91%
High-School Grad
29.1 sq mi
ZIP Area
124
Density / Sq Mi
$65,731
Median Household Income
$38,981
Median Earnings
$830
Median Rent
$231,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Commercial-zoned property combines fuel service, convenience retail, deli space, and an occupied residential apartment.
Where is this gas station located?
The property is located at 219 Fordtown Road Fall Branch, TN.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: 3,960‑square‑foot gas station, convenience store, and deli property; Upstairs 4‑bedroom, 2‑bath apartment with a renter in place; 0.49‑acre commercial site at 219 Fordtown Road
