Building Details

Year Built 2002

Buildings 1

Listing Agency: Goldstar Realty p***@pattykennedy.com Show Phone

Listed By: Patty F. Kennedy · License #244043

Source: Fiddletreerealty

Added: Aug 9 Changed: Aug 27 Last Checked: Aug 29 at 12:09PM

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Investment Insights

Based on property information with market context.

Built in 2002, this 2,872-square-foot duplex provides two distinct living areas divided by two attached garages. The main residence includes hardwood floors, a vaulted living room with fireplace, an eat-in kitchen with granite counters and wood cabinetry, and a primary suite with a tray ceiling and custom shower. The second living area has its own living room, full kitchen, bedroom, additional rooms, oversized bath, utility room, and half bath. Durable LVT flooring runs through the secondary quarters.

The property occupies 2 acres at 1010 Jacobs Valley Rd in Joelton, TN, with a fenced backyard for outdoor use. An existing handicap-accessible ramp is also present. The separate configuration supports multigenerational living, guest accommodations, or occupancy of one side while using the other independently.

Key Highlights

• 2,872‑square‑foot duplex on 2 acres
• Two private living areas separated by two attached garages
• Main residence features hardwood floors, vaulted ceiling, fireplace, and granite kitchen counters

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

$34,634

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

5.33%

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%

$692,680 $692.7K

Cap Rate 7%

$494,771 $494.8K

Cap Rate 9%

$384,822 $384.8K

Market Conditions

NOI Build-Up for 2,872 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

$52.7K $18.36/SF

− Vacancy

−$3.3K −$1.13/SF

EGI

$49.5K $17.23/SF

− OpEx

−$14.8K −$5.17/SF

NOI

$34.6K $12.06/SF

Area

Davidson County, TN

Vacancy

6.17%

Lease Rate

$18.36 /SF/Yr

Expense Ratio

30.00%

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%

$692,680

Cap Rate 7%

$494,771

Cap Rate 9%

$384,822

Alternative Uses

Best Use

Multifamily LT 5

$494.8K

$432.9K – $577.2K (±1% cap)

NOI $34,634 @ 7.0% cap · market cap 5.33%

Second Best

Apartment 5plus

$455.7K

$398.8K – $531.7K (±1% cap)

NOI $31,902 @ 7.0% cap · market cap 4.91%

Theoretical Best

Warehouse

$3.48M

$3.04M – $4.06M (±1% cap)

NOI $243,391 @ 7.0% cap · market cap 37.45%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Dental Office Big Box & Wholesale Store Tech Support Center Pet Store (Bike/Boat/Book/etc) Store Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

15

Businesses Nearby

Explore this area Business Placement

Demographics for 37080, TN

7,429

Population

3,322

Households

2.2

Avg Household Size

47

Median Age

21%

College-Educated

86%

High-School Grad

49.1 sq mi

ZIP Area

151

Density / Sq Mi

$78,151

Median Household Income

$43,855

Median Earnings

$1,123

Median Rent

$325,600

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Flexible two-living-area layout with private separation, full kitchens, multiple rooms, and outdoor space on a peaceful tract.

Where is this duplex located?

The property is located at 1010 Jacobs Valley Rd Joelton, TN.

What is the asking price?

The asking price for this property is $649,900.

What are key features of this property?

This property features: 2,872‑square‑foot duplex on 2 acres; Two private living areas separated by two attached garages; Main residence features hardwood floors, vaulted ceiling, fireplace, and granite kitchen counters