Mixed-Use Commercial
For Sale
$250,000
Pending
124 South 10th Street, Clarksville, TN 37040
C2-zoned downtown property with a compact commercial footprint and flexible mixed-use positioning.
Property Size1,686 SF
Days on Market335
Property Features for 124 South 10th Street
General Information
Standard status
Pending
Size
1,686 SF
Property subtype
Commercial Sale / Mixed Use
Additional Details
Drive-Thru
No
Amenities
No Dock
Building Details
Year Built
1950
Listing Agency:
Keller Williams Realty Clarksville
(931) 320-1358
Listed By:
Jaime Wallace · License #322065
(931) 320-1358
Source:
Compass
Added: Sep 30, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:13AM
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 Keller Williams Realty Clarksville
Investment Insights
Based on property information with market context.
This mixed-use commercial building contains approximately 1,686 square feet and dates to 1950. The property is identified as C2 and includes no dock facilities.
Located at 124 South 10th Street in downtown Clarksville, Tennessee, the building places commercial space within the city’s downtown setting. Its existing configuration and mixed-use classification provide a foundation for a range of commercial applications supported by the property’s zoning.
Located at 124 South 10th Street in downtown Clarksville, Tennessee, the building places commercial space within the city’s downtown setting. Its existing configuration and mixed-use classification provide a foundation for a range of commercial applications supported by the property’s zoning.
Key Highlights
- 1,686‑square‑foot mixed‑use commercial building
- C2 zoning supports the property’s mixed‑use classification
- Located at 124 South 10th Street in downtown Clarksville, TN 37040
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
$16,043
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
6.42%
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%
$320,860
$320.9K
Cap Rate 7%
$229,186
$229.2K
Cap Rate 9%
$178,256
$178.3K
Market Conditions
NOI Build-Up for 1,686 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
$24.3K $14.40/SF
− Vacancy
−$1.4K −$0.81/SF
EGI
$22.9K $13.59/SF
− OpEx
−$6.9K −$4.08/SF
NOI
$16.0K $9.52/SF
Area
Clarksville, TN
Vacancy
5.60%
Lease Rate
$14.40 /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%
$320,860
Cap Rate 7%
$229,186
Cap Rate 9%
$178,256
Alternative Uses
Best Use
Retail
$229.2K
$200.5K – $267.4K
NOI $16,043 @ 7.0% cap · market cap 6.42%
Second Best
Mixed Use
$227.6K
$199.2K – $265.6K
NOI $15,933 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$283.0K
$247.6K – $330.2K
NOI $19,811 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
994
Businesses Nearby
Explore this area
Business Placement
Demographics for 37040, TN
60,382
Population
24,628
Households
2.5
Avg Household Size
31
Median Age
30%
College-Educated
94%
High-School Grad
92.8 sq mi
ZIP Area
651
Density / Sq Mi
$65,331
Median Household Income
$40,621
Median Earnings
$1,177
Median Rent
$242,400
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned downtown property with a compact commercial footprint and flexible mixed-use positioning.
Where is this mixed-use property located?
The property is located at 124 South 10th Street Clarksville, TN.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,686‑square‑foot mixed‑use commercial building; C2 zoning supports the property’s mixed‑use classification; Located at 124 South 10th Street in downtown Clarksville, TN 37040
