Duplex with Office and
For Sale
$374,500
Pending
1165 Towe String Rd, Jacksboro, TN 37757
Multi-Family, Jacksboro, TN
Property Size2,576 SF
Days on Market48
Property Features for 1165 Towe String Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 5, Bathroom 1
Parking features
Off Street
Security features
Security Alarm
Interior features
Walk-In Closet(s), Pantry
Exterior features
Windows - Vinyl, Detached Workshop, Handicap Accessible
Accessibility
Accessible Approach with Ramp
Appliances
Dryer, Microwave, Range, Refrigerator, Washer
Subdivision
Vinsant Estates
Directions
Follow GPS to Exit 134 and then once you are on Appalachia Highway 25W/63E ignore your GPS and go to Walgreens and turn right onto Towe String Road.
Standard status
Pending
APN
110L B 06100 000
Size
2,576 SF
Taxes and HOA fees
Tax Annual Amount
903
Utilities
Heating system
Electric (Heating), Central, Heat Pump (Heating)
Cooling system
Ceiling Fan(s), Central Air
Building Details
Year built
1989
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Vinyl Siding, Brick, Block
Roof type
Shingle
Additional Structures
Workshop
Listing Agency:
Ridge Real Estate LLC
(423) 562-5454
Listed By:
N. Marie Ayers · License #2108
(423) 494-8184
Added: Jul 18
Changed: Sep 3
Last Checked: Sep 3 at 11:06PM
MLS# 1348783
Copyright © 2026 East Tennessee 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.
This 2,576-square-foot duplex, built in 1989, pairs an approximately 1,120-square-foot office area with a three-bedroom, two-bath apartment. The office includes a waiting area, reception area, three private offices, a full kitchen, half bath, and large storage room. The residential side offers a large living room, kitchen and dining area, multiple pantries, walk-in closets, a laundry room, and an ensuite primary bath. Major appliances may convey. A detached storage building adds substantial auxiliary space and includes a ramp for dolly access.
The building has separate water and electric meters, with both sides sharing a septic system. The apartment roof was replaced recently, while the office roof is less than 10 years old. HVAC systems and the office water heater were updated in the last year. The paved approach reaches the building without steps, and the deed restricts operation of real estate and heating-and-air businesses at the property.
The building has separate water and electric meters, with both sides sharing a septic system. The apartment roof was replaced recently, while the office roof is less than 10 years old. HVAC systems and the office water heater were updated in the last year. The paved approach reaches the building without steps, and the deed restricts operation of real estate and heating-and-air businesses at the property.
Key Highlights
- 2,576‑square‑foot duplex with office and residential components
- Approximately 1,120‑square‑foot office area with reception, waiting area, 3 offices, kitchen, half bath, and storage
- Residential side includes 3 bedrooms and 2 full baths
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
$34,080
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
9.10%
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%
$681,600
$681.6K
Cap Rate 7%
$486,857
$486.9K
Cap Rate 9%
$378,667
$378.7K
Market Conditions
NOI Build-Up for 2,576 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
$54.1K $21.00/SF
− Vacancy
−$8.7K −$3.36/SF
EGI
$45.4K $17.64/SF
− OpEx
−$11.4K −$4.41/SF
NOI
$34.1K $13.23/SF
Area
Campbell County, TN
Vacancy
16.00%
Lease Rate
$21.00 /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%
$681,600
Cap Rate 7%
$486,857
Cap Rate 9%
$378,667
Alternative Uses
Best Use
Office B
$486.9K
$426.0K – $568.0K
NOI $34,080 @ 7.0% cap · market cap 9.10%
Second Best
Mixed Use
$401.9K
$351.6K – $468.8K
NOI $28,130 @ 7.0% cap · market cap 7.51%
Theoretical Best
Office A
$638.0K
$558.3K – $744.4K
NOI $44,662 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 37757, TN
9,494
Population
4,830
Households
2
Avg Household Size
43
Median Age
14%
College-Educated
88%
High-School Grad
28.3 sq mi
ZIP Area
335
Density / Sq Mi
$63,889
Median Household Income
$41,554
Median Earnings
$732
Median Rent
$201,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct sides combine office improvements with a spacious residential unit and separate water and electric meters.
Where is this duplex located?
The property is located at 1165 Towe String Rd Jacksboro, TN.
What is the asking price?
The asking price for this property is $374,500.
What are key features of this property?
This property features: 2,576‑square‑foot duplex with office and residential components; Approximately 1,120‑square‑foot office area with reception, waiting area, 3 offices, kitchen, half bath, and storage; Residential side includes 3 bedrooms and 2 full baths
