Historic Short-Term Rental
For Sale
$249,929
11710 Nashville Hwy, Baxter, TN 38544
Historic retreat currently operating as an Airbnb near I-40, Cordell Hull Lake, and Center Hill Lake.
Property Size1,300 SF
Price / SF$192.25
Days on Market16
Property Features for 11710 Nashville Hwy
General Information
Standard status
Active
Size
1,300 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
1950
Listing Agency:
Skender-Newton Realty
(931) 261-9001
Listed By:
Heather Skender-Newton · License #272220
Source:
Fykesrealtygroup
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 10:58AM
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 Skender-Newton Realty
Investment Insights
Based on property information with market context.
Built in 1950, this historic property combines period character with modern comfort and a current short-term rental operation through Airbnb. The property size is 1,300, and its established use supports consideration as a residence, getaway, or income-producing property.
Located at 11710 Nashville Hwy in Baxter, Tennessee, the property is near I-40, Cordell Hull Lake, and Center Hill Lake. Nearby recreational access includes boating and fishing, with dining and shopping also identified in the surrounding area. A 13-month home warranty is included.
Located at 11710 Nashville Hwy in Baxter, Tennessee, the property is near I-40, Cordell Hull Lake, and Center Hill Lake. Nearby recreational access includes boating and fishing, with dining and shopping also identified in the surrounding area. A 13-month home warranty is included.
Key Highlights
- Historic property built in 1950
- Currently operating as an Airbnb
- 1,300 property size
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
$21,521
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
8.61%
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%
$430,420
$430.4K
Cap Rate 7%
$307,443
$307.4K
Cap Rate 9%
$239,122
$239.1K
Market Conditions
NOI Build-Up for 1,300 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
$30.0K $23.04/SF
− Vacancy
−$1.3K −$0.97/SF
EGI
$28.7K $22.07/SF
− OpEx
−$7.2K −$5.52/SF
NOI
$21.5K $16.55/SF
Area
Putnam County, TN
Vacancy
4.20%
Lease Rate
$23.04 /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%
$430,420
Cap Rate 7%
$307,443
Cap Rate 9%
$239,122
Alternative Uses
Best Use
Specialty Retail
$307.4K
$269.0K – $358.7K
NOI $21,521 @ 7.0% cap · market cap 8.61%
Second Best
Retail
$290.5K
$254.2K – $339.0K
NOI $20,337 @ 7.0% cap · market cap 8.14%
Theoretical Best
Office A
$536.5K
$469.5K – $626.0K
NOI $37,557 @ 7.0% cap · market cap 15.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 38544, TN
7,435
Population
3,327
Households
2.2
Avg Household Size
40
Median Age
16%
College-Educated
85%
High-School Grad
79.2 sq mi
ZIP Area
94
Density / Sq Mi
$66,801
Median Household Income
$42,188
Median Earnings
$904
Median Rent
$222,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Historic retreat currently operating as an Airbnb near I-40, Cordell Hull Lake, and Center Hill Lake.
Where is this short term rental property located?
The property is located at 11710 Nashville Hwy Baxter, TN.
What is the asking price?
The asking price for this property is $249,929.
What are key features of this property?
This property features: Historic property built in 1950; Currently operating as an Airbnb; 1,300 property size
