Fully Furnished Lake
For Sale
$299,900
8045 Sarah Thomas Road, Silver Point, TN 38582
Commercial Sale, Silver Point, TN
Property Size1,320 SF
Lot Size0.36 Acres
Price / SF$227.20
Days on Market62
Property Features for 8045 Sarah Thomas Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street
Directions
FROM PCCH: S Jefferson Ave to I-40 W; Exit 276 and left onto Old Baxter Rd; left onto Carr's Chapel Rd; straight at the split onto Sarah Thomas Rd.
Subdivision
Putnam Co SW, TN
Standard status
Active
APN
113C B 011.00
Size
1,320 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Annual Amount
1036
Utilities
Utilities
Natural Gas Available
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Building materials
Frame, Wood Siding
Roof type
Metal
Listing Agency:
RE/MAX ONE, LLC
(931) 520-7777
Listed By:
Connie McCormick · License #296772
(931) 260-0440
Added: Jun 23
Changed: Aug 20
Last Checked: Aug 23 at 3:06AM
MLS# 245047
Copyright © 2026 Upper Cumberland 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.
Investment Insights
Based on property information with market context.
Turnkey and fully furnished, this private cabin offers 3 bedrooms and 2 bathrooms, designed for comfortable everyday living and easy entertaining. The home includes two spacious decks for outdoor downtime, and the property is being sold with Lots 25 and 26 for added space and flexibility. Owner financing is available.
The cabin sits in Putnam County at 8045 Sarah Thomas Road in Silver Point, with a seasonal view of Center Hill Lake. The setting borders Corps of Engineers property, providing an added level of privacy and a protected natural backdrop, and there is no HOA.
For lake access and recreation, nearby boat ramp access is available, and the listing notes convenient driving proximity to Cookeville, Smithville, Hurricane Marina, Edgar Evins State Park, and I-40.
The cabin sits in Putnam County at 8045 Sarah Thomas Road in Silver Point, with a seasonal view of Center Hill Lake. The setting borders Corps of Engineers property, providing an added level of privacy and a protected natural backdrop, and there is no HOA.
For lake access and recreation, nearby boat ramp access is available, and the listing notes convenient driving proximity to Cookeville, Smithville, Hurricane Marina, Edgar Evins State Park, and I-40.
Key Highlights
- Fully furnished 3‑bedroom, 2‑bath cabin with seasonal views of Center Hill Lake
- Two spacious decks for outdoor relaxing and lake‑life living
- Year built 1984 with frame and wood siding construction
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
$12,991
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
4.33%
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%
$259,820
$259.8K
Cap Rate 7%
$185,586
$185.6K
Cap Rate 9%
$144,344
$144.3K
Market Conditions
NOI Build-Up for 1,320 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
$25.3K $19.20/SF
− Vacancy
−$1.7K −$1.31/SF
EGI
$23.6K $17.89/SF
− OpEx
−$10.6K −$8.05/SF
NOI
$13.0K $9.84/SF
Area
Putnam County, TN
Vacancy
6.80%
Lease Rate
$19.20 /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%
$259,820
Cap Rate 7%
$185,586
Cap Rate 9%
$144,344
Alternative Uses
Best Use
Apartment 5plus
$185.6K
$162.4K – $216.5K
NOI $12,991 @ 7.0% cap · market cap 4.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$544.8K
$476.7K – $635.6K
NOI $38,135 @ 7.0% cap · market cap 12.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 38582, TN
1,438
Population
834
Households
1.7
Avg Household Size
52
Median Age
28%
College-Educated
87%
High-School Grad
46.1 sq mi
ZIP Area
31
Density / Sq Mi
$68,889
Median Household Income
$37,985
Median Earnings
$612
Median Rent
$242,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Turnkey, fully furnished cabin with 3 bedrooms, 2 baths, and two decks with a seasonal Center Hill Lake view.
Where is this single family property located?
The property is located at 8045 Sarah Thomas Road Silver Point, TN.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Fully furnished 3‑bedroom, 2‑bath cabin with seasonal views of Center Hill Lake; Two spacious decks for outdoor relaxing and lake‑life living; Year built 1984 with frame and wood siding construction
