Townhome-Style
For Sale
$309,900
101 Hill Rd, Dickson, TN 37055
Two residential units offer separate utility meters, appliances, and laundry hookups for tenant use.
Property Size2,048 SF
Price / SF$151.32
Days on Market42
Property Features for 101 Hill Rd
General Information
Standard status
Active
Size
2,048 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
Appliances
Washer & Dryer hookups
Building Details
Year Built
1981
Listing Agency:
Parker Peery Properties
(615) 441-0070
Listed By:
Steven Haley · License #RTC4728
Source:
Shearonsellsteam
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 29 at 12:31PM
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 Parker Peery Properties
Investment Insights
Based on property information with market context.
This duplex contains two townhome-style units within a 2,048-square-foot property built in 1981. Each residence includes two bedrooms, one full bath, one half bath, appliances, and washer and dryer hookups. Separate water, electric, and gas meters serve the units, with tenants responsible for those utilities.
The property is located at 101 Hill Rd in Dickson, near downtown, shopping, and hospitals. Its location provides access to commuting routes in multiple directions. Showings require an appointment, and visitors should not approach the tenants or property without prior scheduling.
The property is located at 101 Hill Rd in Dickson, near downtown, shopping, and hospitals. Its location provides access to commuting routes in multiple directions. Showings require an appointment, and visitors should not approach the tenants or property without prior scheduling.
Key Highlights
- Two townhome‑style units, each with 2 bedrooms and 1 1/2 baths
- 2,048‑square‑foot duplex built in 1981
- Separate water, electric, and gas meters for each unit
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
$25,991
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
8.39%
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%
$519,820
$519.8K
Cap Rate 7%
$371,300
$371.3K
Cap Rate 9%
$288,789
$288.8K
Market Conditions
NOI Build-Up for 2,048 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
$39.8K $19.44/SF
− Vacancy
−$2.7K −$1.31/SF
EGI
$37.1K $18.13/SF
− OpEx
−$11.1K −$5.44/SF
NOI
$26.0K $12.69/SF
Area
Dickson County, TN
Vacancy
6.74%
Lease Rate
$19.44 /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%
$519,820
Cap Rate 7%
$371,300
Cap Rate 9%
$288,789
Alternative Uses
Best Use
Multifamily LT 5
$371.3K
$324.9K – $433.2K
NOI $25,991 @ 7.0% cap · market cap 8.39%
Second Best
Apartment 5plus
$305.0K
$266.8K – $355.8K
NOI $21,347 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$600.4K
$525.3K – $700.4K
NOI $42,025 @ 7.0% cap · market cap 13.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 37055, TN
29,319
Population
12,160
Households
2.4
Avg Household Size
40
Median Age
20%
College-Educated
91%
High-School Grad
201.7 sq mi
ZIP Area
145
Density / Sq Mi
$69,283
Median Household Income
$41,808
Median Earnings
$1,034
Median Rent
$258,200
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?
Duplex - Two residential units offer separate utility meters, appliances, and laundry hookups for tenant use.
Where is this duplex located?
The property is located at 101 Hill Rd Dickson, TN.
What is the asking price?
The asking price for this property is $309,900.
What are key features of this property?
This property features: Two townhome‑style units, each with 2 bedrooms and 1 1/2 baths; 2,048‑square‑foot duplex built in 1981; Separate water, electric, and gas meters for each unit
