Prime Location in Dockside
For Sale
$649,900
130 Walton Ferry Rd, Hendersonville, TN 37075
Commercial property in high-traffic area with mixed-use zoning.
Property Size1,395 SF
Price / SF$465.88
Days on Market464
Property Features for 130 Walton Ferry Rd
General Information
Standard status
Active
Size
1,395 SF
Building Details
Year Built
1935
Listing Agency:
REEDER ENTERPRISES
Listed By:
DANIEL REEDER · License #316338
(615) 326-4663
Source:
Corcoran
Added: May 30, 2025
Changed: Mar 16
Last Checked: Aug 19 at 9:09AM
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 REEDER ENTERPRISES
Investment Insights
Based on property information with market context.
Located in the Dockside Neighborhood District, this property benefits from a traffic count exceeding 12,000 vehicles per day. The zoning coincides with the "Mixed-Use Neighborhood" and "Residential Preservation" character areas in the Westlake at Hendersonville plan. The (DN) District is designed to accommodate low to medium intensity uses, providing a mix of offices, limited services, and single-family residential housing. Permitted uses include professional offices, general business services, office parks, hospitals and medical clinics, hotels, restaurants, and retail development, with upper story offices encouraged. Enhanced walkability is planned with new sidewalks being installed across the street, and streetscaping will be a focus for the area. The district allows structures up to two stories and up to four units per acre. The property features a large, level lot and a spacious backyard suitable for parking. The 1395 square foot building includes original hardwoods downstairs, millwork, doors, and hardware. A newer roof and new gutters with a gutter guard system are in place.
Key Highlights
- High‑traffic location (12k+ per day) ideal for business exposure.
- Zoned for mixed‑use (DN District) allowing for diverse development options.
- Large, level lot with a huge backyard suitable for parking or expansion.
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
$31,835
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
4.90%
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%
$636,700
$636.7K
Cap Rate 7%
$454,786
$454.8K
Cap Rate 9%
$353,722
$353.7K
Market Conditions
NOI Build-Up for 1,395 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
$47.4K $33.96/SF
− Vacancy
−$1.9K −$1.36/SF
EGI
$45.5K $32.60/SF
− OpEx
−$13.6K −$9.78/SF
NOI
$31.8K $22.82/SF
Area
Sumner County, TN
Vacancy
4.00%
Lease Rate
$33.96 /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%
$636,700
Cap Rate 7%
$454,786
Cap Rate 9%
$353,722
Alternative Uses
Best Use
Retail
$454.8K
$397.9K – $530.6K
NOI $31,835 @ 7.0% cap · market cap 4.90%
Second Best
Office B
$333.4K
$291.8K – $389.0K
NOI $23,340 @ 7.0% cap · market cap 3.59%
Theoretical Best
Specialty Retail
$488.3K
$427.3K – $569.7K
NOI $34,180 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,266
Businesses Nearby
Explore this area
Business Placement
Demographics for 37075, TN
71,023
Population
29,600
Households
2.4
Avg Household Size
39
Median Age
42%
College-Educated
95%
High-School Grad
59.0 sq mi
ZIP Area
1,204
Density / Sq Mi
$97,597
Median Household Income
$50,323
Median Earnings
$1,552
Median Rent
$403,400
Median Home Value
Market
Vacancy Rate% for Office 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?
Commercial land - Commercial property in high-traffic area with mixed-use zoning.
Where is this commercial land located?
The property is located at 130 Walton Ferry Rd Hendersonville, TN.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: High‑traffic location (12k+ per day) ideal for business exposure.; Zoned for mixed‑use (DN District) allowing for diverse development options.; Large, level lot with a huge backyard suitable for parking or expansion.
