Two-Level Townhome
For Sale
$665,000
535 Lafayette Rd, Clarksville, TN 37042
Four attached townhomes offer individual garage parking and additional assigned spaces for residents.
Property Size4,792 SF
Price / SF$138.77
Days on Market608
Property Features for 535 Lafayette Rd
General Information
Standard status
Active
Size
4,792 SF
Property subtype
Multi Family
Units
Unit Mix
4 x 3BR/1.5BA
Multifamily Units
4
Parking per Unit
3
Taxes and HOA fees
Annual Taxes
$8,588
Building Details
Year Built
2007
Buildings
1
Stories
2
Construction
townhome
Listing Agency:
Keller Williams Realty Clarksville
(931) 561-8994
Listed By:
Amanda Black · License #346568
(931) 561-8994
Source:
Exitrealty
Added: Jan 2, 2025
Changed: Sep 2
Last Checked: Sep 1 at 5:34PM
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 2007-built quadplex contains four two-story townhome units totaling 4,792 square feet. Each residence includes three bedrooms, one-and-a-half bathrooms, a one-car garage, and two assigned uncovered parking spaces. The property received a roof replacement in 2020, with HVAC systems replaced in H1 in 2019, H2 in 2022, H3 in 2024, and H4 in 2021.
The property is located at 535 Lafayette Rd in Clarksville, Tennessee. It is approximately 20 minutes from Fort Campbell, 10 minutes from Austin Peay, and one hour from Nashville.
The property is located at 535 Lafayette Rd in Clarksville, Tennessee. It is approximately 20 minutes from Fort Campbell, 10 minutes from Austin Peay, and one hour from Nashville.
Key Highlights
- Four‑unit, two‑story townhome configuration
- 3 bedrooms and 1.5 bathrooms in each unit
- 1‑car garage plus 2 assigned uncovered parking spaces per 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
$43,282
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
6.51%
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%
$865,640
$865.6K
Cap Rate 7%
$618,314
$618.3K
Cap Rate 9%
$480,911
$480.9K
Market Conditions
NOI Build-Up for 4,792 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
$66.1K $13.80/SF
− Vacancy
−$4.3K −$0.90/SF
EGI
$61.8K $12.90/SF
− OpEx
−$18.5K −$3.87/SF
NOI
$43.3K $9.03/SF
Area
Clarksville, TN
Vacancy
6.50%
Lease Rate
$13.80 /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%
$865,640
Cap Rate 7%
$618,314
Cap Rate 9%
$480,911
Alternative Uses
Best Use
Multifamily LT 5
$618.3K
$541.0K – $721.4K
NOI $43,282 @ 7.0% cap · market cap 6.51%
Second Best
Apartment 5plus
$552.1K
$483.1K – $644.1K
NOI $38,648 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$804.4K
$703.9K – $938.5K
NOI $56,308 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
Explore this area
Business Placement
Demographics for 37042, TN
83,498
Population
35,433
Households
2.4
Avg Household Size
29
Median Age
26%
College-Educated
94%
High-School Grad
56.9 sq mi
ZIP Area
1,467
Density / Sq Mi
$66,435
Median Household Income
$38,716
Median Earnings
$1,196
Median Rent
$220,700
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?
Quadplex - Four attached townhomes offer individual garage parking and additional assigned spaces for residents.
Where is this quadplex located?
The property is located at 535 Lafayette Rd Clarksville, TN.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: Four‑unit, two‑story townhome configuration; 3 bedrooms and 1.5 bathrooms in each unit; 1‑car garage plus 2 assigned uncovered parking spaces per unit
