Renovated Historic Showroom
For Sale
$430,000
Pending
109 E Main St, Hartsville, TN 37074
Renovated historic building with a large open showroom and brand-new windows and storefront.
Property Size3,294 SF
Days on Market105
Property Features for 109 E Main St
General Information
Standard status
Pending
Size
3,294 SF
Property subtype
Commercial
Building Details
Year Built
1900
Listing Agency:
BENCHMARK REALTY, LLC
(615) 991-4949
Listed By:
LISA KING
(615) 444-0072
Source:
Corcoran
Added: May 24
Changed: Aug 7
Last Checked: Jul 23 at 6:56AM
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 BENCHMARK REALTY, LLC
Investment Insights
Based on property information with market context.
This beautifully renovated historic commercial building features a huge, open showroom designed for flexible retail display. The property includes brand-new windows and a new storefront, updating the exterior presentation while maintaining a historic building character.
Located on E Main St in Hartsville, TN, the space is positioned for visibility with a storefront setting that connects with the surrounding community.
The building’s core offering is the large open showroom along with the updated storefront and window system, creating a ready-to-lease retail footprint for a tenant seeking a prominent, display-oriented space.
Located on E Main St in Hartsville, TN, the space is positioned for visibility with a storefront setting that connects with the surrounding community.
The building’s core offering is the large open showroom along with the updated storefront and window system, creating a ready-to-lease retail footprint for a tenant seeking a prominent, display-oriented space.
Key Highlights
- Renovated historic building built in 1900
- Large open showroom layout
- Brand‑new windows and storefront
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
$37,977
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
8.83%
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%
$759,540
$759.5K
Cap Rate 7%
$542,529
$542.5K
Cap Rate 9%
$421,967
$422.0K
Market Conditions
NOI Build-Up for 3,294 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
$59.3K $18.00/SF
− Vacancy
−$5.0K −$1.53/SF
EGI
$54.3K $16.47/SF
− OpEx
−$16.3K −$4.94/SF
NOI
$38.0K $11.53/SF
Area
Trousdale County, TN
Vacancy
8.50%
Lease Rate
$18.00 /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%
$759,540
Cap Rate 7%
$542,529
Cap Rate 9%
$421,967
Alternative Uses
Best Use
Retail
$542.5K
$474.7K – $633.0K
NOI $37,977 @ 7.0% cap · market cap 8.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$965.6K
$844.9K – $1.13M
NOI $67,593 @ 7.0% cap · market cap 15.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
6k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
O'Reilly Auto Parts
Shops & Services
2,929 visits/mo
0.3 miles
Fred's Super Dollar
Shops & Services
2,475 visits/mo
0.3 miles
H&R Block
Shops & Services
939 visits/mo
0.0 miles
Demographics for 37074, TN
10,413
Population
3,482
Households
3
Avg Household Size
39
Median Age
8%
College-Educated
84%
High-School Grad
99.8 sq mi
ZIP Area
104
Density / Sq Mi
$62,931
Median Household Income
$36,364
Median Earnings
$772
Median Rent
$256,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Glines Flooring Co. — 104 McMurry Blvd, Hartsville, TN 37074
Frequently Asked Questions
What type of property is this?
Showroom - Renovated historic building with a large open showroom and brand-new windows and storefront.
Where is this showroom located?
The property is located at 109 E Main St Hartsville, TN.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Renovated historic building built in 1900; Large open showroom layout; Brand‑new windows and storefront
