Mixed-Use Development
For Sale
$990,000
1001 Dotsonville Rd, Clarksville, TN 37042
Commercial mixed-use acreage with R1 zoning and redevelopment potential.
Property Size8,236 SF
Price / SF$120.20
Days on Market50
Property Features for 1001 Dotsonville Rd
General Information
Standard status
Active
Size
8,236 SF
Building Details
Year Built
1973
Listing Agency:
Keller Williams Realty Clarksville
Listed By:
James Church · License #367269
(931) 648-8500
Source:
Fykesrealtygroup
Added: Aug 2
Changed: Sep 16
Last Checked: Sep 19 at 1:51PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Clarksville
Investment Insights
Based on property information with market context.
This mixed-use property comprises approximately 2.5± acres and is identified for commercial mixed-use purposes. The site carries R1 zoning and includes an existing improvement dating to 1973.
Located at 1001 Dotsonville Road in Clarksville, Tennessee, the property is within Montgomery County. Its land area, existing improvement, and mixed-use classification provide a basis for evaluating future commercial or mixed-use redevelopment under applicable zoning requirements.
Located at 1001 Dotsonville Road in Clarksville, Tennessee, the property is within Montgomery County. Its land area, existing improvement, and mixed-use classification provide a basis for evaluating future commercial or mixed-use redevelopment under applicable zoning requirements.
Key Highlights
- 2.5± acres of commercial mixed‑use property
- R1 zoning
- Existing improvement built in 1973
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
$77,830
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
7.86%
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%
$1,556,600
$1.6M
Cap Rate 7%
$1,111,857
$1.1M
Cap Rate 9%
$864,778
$864.8K
Market Conditions
NOI Build-Up for 8,236 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
$138.4K $16.80/SF
− Vacancy
−$13.8K −$1.68/SF
EGI
$124.5K $15.12/SF
− OpEx
−$46.7K −$5.67/SF
NOI
$77.8K $9.45/SF
Area
Clarksville, TN
Vacancy
10.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
37.50%
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%
$1,556,600
Cap Rate 7%
$1,111,857
Cap Rate 9%
$864,778
Alternative Uses
Best Use
Mixed Use
$1.11M
$972.9K – $1.30M
NOI $77,830 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,776 @ 7.0% cap · market cap 9.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
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Business Placement
Demographics for 37042, TN
83,498
Population
35,433
Households
2.4
Avg Household Size
29
Median Age
26%
College-Educated
94%
High-School Grad
56.9 sq mi
ZIP Area
1,467
Density / Sq Mi
$66,435
Median Household Income
$38,716
Median Earnings
$1,196
Median Rent
$220,700
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial mixed-use acreage with R1 zoning and redevelopment potential.
Where is this mixed-use property located?
The property is located at 1001 Dotsonville Rd Clarksville, TN.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: 2.5± acres of commercial mixed‑use property; R1 zoning; Existing improvement built in 1973
