Rural Commercial Warehouse
For Sale
$5,000,000
Pending
1259 Petty Rd, White Bluff, TN 37187
C1-zoned acreage includes commercial buildings and access to public water, electric, and natural gas.
Property Size39,470 SF
Days on Market391
Property Features for 1259 Petty Rd
General Information
Standard status
Pending
Size
39,470 SF
Listing Agency:
Charles Woodard & Associates
(615) 446-4508
Listed By:
Neal Trice 6152026806 · License #304366
Source:
Tnhomesfinder
Added: Aug 6, 2025
Changed: Aug 29
Last Checked: Aug 25 at 8:02AM
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 Charles Woodard & Associates
Investment Insights
Based on property information with market context.
This C1 Rural Commercial property combines approximately 803 acres with about 39,470 square feet of commercial buildings. The improvements may support warehousing or other commercial operations, while the predominantly timbered acreage includes Strong Branch, Southerland Creek, and Jones Creek. The property consists of three combined tracts and was newly surveyed.
Public water, electric, and natural gas are available. The site is on Petty Road near Highway 250, with Highways 47, 48, and 70 and Interstate 40 approximately 15 minutes away. The zoning and existing improvements support consideration for warehouse storage, a lumber yard, or related commercial uses.
Public water, electric, and natural gas are available. The site is on Petty Road near Highway 250, with Highways 47, 48, and 70 and Interstate 40 approximately 15 minutes away. The zoning and existing improvements support consideration for warehouse storage, a lumber yard, or related commercial uses.
Key Highlights
- 803 acres, newly surveyed
- Approximately 39,470 Sq. Ft. of commercial buildings
- C1 Rural Commercial zoning
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
$379,313
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
7.59%
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%
$7,586,260
$7.6M
Cap Rate 7%
$5,418,757
$5.4M
Cap Rate 9%
$4,214,589
$4.2M
Market Conditions
NOI Build-Up for 39,470 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
$464.2K $11.76/SF
− Vacancy
−$17.9K −$0.45/SF
EGI
$446.3K $11.31/SF
− OpEx
−$66.9K −$1.70/SF
NOI
$379.3K $9.61/SF
Area
Dickson County, TN
Vacancy
3.86%
Lease Rate
$11.76 /SF/Yr
Expense Ratio
15.00%
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%
$7,586,260
Cap Rate 7%
$5,418,757
Cap Rate 9%
$4,214,589
Alternative Uses
Best Use
Warehouse
$5.42M
$4.74M – $6.32M
NOI $379,313 @ 7.0% cap · market cap 7.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.57M
$10.12M – $13.50M
NOI $809,924 @ 7.0% cap · market cap 16.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 37187, TN
7,382
Population
3,523
Households
2.1
Avg Household Size
41
Median Age
19%
College-Educated
85%
High-School Grad
71.1 sq mi
ZIP Area
104
Density / Sq Mi
$71,049
Median Household Income
$45,571
Median Earnings
$952
Median Rent
$283,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - C1-zoned acreage includes commercial buildings and access to public water, electric, and natural gas.
Where is this warehouse located?
The property is located at 1259 Petty Rd White Bluff, TN.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 803 acres, newly surveyed; Approximately 39,470 Sq. Ft. of commercial buildings; C1 Rural Commercial zoning
