Historic Home Bed and
For Sale
$2,999,000
109 Blythewood Dr, Columbia, TN 38401
Turn-key, fully furnished 8-bedroom bed and breakfast or private residence.
Property Size8,022 SF
Lot Size1.40 Acres
Price / SF$373.85
Days on Market358
Property Features for 109 Blythewood Dr
General Information
Standard status
Active
Size
8,022 SF
Lot size
1.40 Acres
Property subtype
Commercial
Amenities
Membrane Roof
Building Details
Year Built
1900
Listing Agency:
FRONT PORCH REALTY & PROPERTY MANAGEMENT
(931) 553-1077
Listed By:
JAMES CHRISTOPHER CHRIS CROWLEY
Source:
Corcoran
Added: Sep 2, 2025
Changed: Aug 25
Last Checked: Aug 25 at 7:55AM
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 FRONT PORCH REALTY & PROPERTY MANAGEMENT
Investment Insights
Based on property information with market context.
This historic property is currently configured as a fully furnished, turn-key bed and breakfast with 8 bedrooms. The property could also serve as a private residence, restaurant, or event space. The building features original ornate moldings by Tiffany, and an original hand-painted Zuber mural installed in the early 1900s. The property has original hardwood flooring throughout, a commercial-grade kitchen, and soaring ceilings. The building has large, spacious rooms and a total size of 8022 square feet.
Key Highlights
- Fully furnished 8‑bedroom turn‑key Bed and Breakfast.
- Original ornate Tiffany moldings and hand‑painted Zuber mural.
- Historic home built in 1900.
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
$137,091
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
4.57%
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%
$2,741,820
$2.7M
Cap Rate 7%
$1,958,443
$2.0M
Cap Rate 9%
$1,523,233
$1.5M
Market Conditions
NOI Build-Up for 8,022 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
$190.6K $23.76/SF
− Vacancy
−$7.8K −$0.97/SF
EGI
$182.8K $22.79/SF
− OpEx
−$45.7K −$5.70/SF
NOI
$137.1K $17.09/SF
Area
Maury County, TN
Vacancy
4.10%
Lease Rate
$23.76 /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%
$2,741,820
Cap Rate 7%
$1,958,443
Cap Rate 9%
$1,523,233
Alternative Uses
Best Use
Specialty Retail
$1.96M
$1.71M – $2.28M
NOI $137,091 @ 7.0% cap · market cap 4.57%
Second Best
Retail
$1.77M
$1.55M – $2.07M
NOI $124,074 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$2.35M
$2.06M – $2.74M
NOI $164,611 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,093
Businesses Nearby
298k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 24%
Groceries 17%
Superstores 6%
Kroger
Groceries
49,575 visits/mo
0.3 miles
McDonald's
Dining
37,804 visits/mo
0.1 miles
Ollie's Bargain Outlet
Shops & Services
21,074 visits/mo
0.5 miles
Kroger Fuel Center
Shops & Services
21,058 visits/mo
0.2 miles
Taco Bell
Dining
20,009 visits/mo
0.1 miles
Demographics for 38401, TN
63,075
Population
28,470
Households
2.2
Avg Household Size
40
Median Age
24%
College-Educated
92%
High-School Grad
296.7 sq mi
ZIP Area
213
Density / Sq Mi
$69,467
Median Household Income
$42,314
Median Earnings
$1,084
Median Rent
$295,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Blythewood Inn Bed & Breakfast — 109 Blythewood Dr, Columbia, TN 38401
- Woodland Manor Condos — 1023-1005 Rolling Fields Cir, Columbia, TN 38401, United States
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Turn-key, fully furnished 8-bedroom bed and breakfast or private residence.
Where is this bed & breakfast located?
The property is located at 109 Blythewood Dr Columbia, TN.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: Fully furnished 8‑bedroom turn‑key Bed and Breakfast.; Original ornate Tiffany moldings and hand‑painted Zuber mural.; Historic home built in 1900.
