Mixed-Use Property with Renovated
1280 Spencer Mill Road Burns, TN 37029
1280 Spencer Mill Road, Burns, TN, 37029
$800,000
For Sale
$800,000
Renovated home on a 6-acre mixed-use offering with commercially zoned parcel, barns, and historic event/retail building.
Property Size2,346 SF
Price / SF$341.01
Days on Market9
Property Features for 1280 Spencer Mill Road
General Information
- Standard status
- Active
- Size
- 2,346 SF
- Property subtype
- Commercial Sale / Mixed Use
Building Details
- Year Built
- 1983
Listing agency
Community Realty Services, Inc.
(615) 330-2876
Listed by
John C. Rochford · License #277032
(615) 330-2876
Source
Compass
Added: Jul 15 Updated: Jul 22 at 10:06PM Checked: Jul 20 at 11:15PM
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 Community Realty Services, Inc.
Investment Insights
Based on property information with market context.
This mixed-use property includes a renovated residential home with an open-concept layout featuring 4 bedrooms and 3 bathrooms, along with recent improvements such as a new HVAC system, new mini-split, renovated living spaces, and updated outdoor entertaining with a new deck and patio paver area. Additional onsite amenities include two barns, a detached garage, greenhouse, chicken coop, a barrel sauna, and fenced pasture.
The offering also includes a commercially zoned parcel that has previously generated RV storage income. A transferable septic permit is approved, and architectural plans are included for future commercial use. The historic former Meeks Meat Market building presents reuse opportunities as a destination business, wedding or event venue, boutique retail shop, salon or spa, brewery, tasting room, creative studio, or artisan workshop.
The property consists of two parcels totaling 6 acres, with a survey completed in June 2025. The commercial buildings are being offered as a value-add opportunity and will require renovation and updates, allowing the next owner to customize the space. Buyer and/or buyer’s agent to verify all information; info not verified by listing agent.
The offering also includes a commercially zoned parcel that has previously generated RV storage income. A transferable septic permit is approved, and architectural plans are included for future commercial use. The historic former Meeks Meat Market building presents reuse opportunities as a destination business, wedding or event venue, boutique retail shop, salon or spa, brewery, tasting room, creative studio, or artisan workshop.
The property consists of two parcels totaling 6 acres, with a survey completed in June 2025. The commercial buildings are being offered as a value-add opportunity and will require renovation and updates, allowing the next owner to customize the space. Buyer and/or buyer’s agent to verify all information; info not verified by listing agent.
Key Highlights
- 6‑acre mixed‑use property made up of two parcels (3.09 & 3.10) with a survey completed in June 2025
- 1983‑built home with metal roof and 4BR/3BA layout, plus open‑concept living and recent updates including new HVAC and new mini‑split
- Outdoor living includes a new deck and patio paver entertaining area
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $61.9k | $26.40 |
| − Vacancy | −$9.6k | −$4.09 |
| EGI | $52.3k | $22.31 |
| − OpEx | −$13.1k | −$5.58 |
| NOI | $39.3k | $16.73 |
2,346 SF · lease $26.40/SF/yr · vacancy 15.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$560.7K
$490.6K – $654.2K
NOI $39,251 @ 7.0% cap · market cap 4.91%
Second Best
Mixed Use
$346.9K
$303.5K – $404.7K
NOI $24,281 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$687.7K
$601.8K – $802.3K
NOI $48,140 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Live-work space
FAQs
What type of property is this?
Live-work space - Renovated home on a 6-acre mixed-use offering with commercially zoned parcel, barns, and historic event/retail building.
Where is this live-work space located?
The property is located at 1280 Spencer Mill Road Burns, TN.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 6‑acre mixed‑use property made up of two parcels (3.09 & 3.10) with a survey completed in June 2025; 1983‑built home with metal roof and 4BR/3BA layout, plus open‑concept living and recent updates including new HVAC and new mini‑split; Outdoor living includes a new deck and patio paver entertaining area
