Self-Storage Facility
For Sale
$1,500,000
1767 Burgess Falls Rd, Cookeville, TN 38506
Commercial Sale, Cookeville, TN
Property Size7,500 SF
Lot Size2.20 Acres
Price / SF$200
Days on Market115
Property Features for 1767 Burgess Falls Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Paved or Surfaced
Directions
From PCCH, West on Spring St, S on Willow, cross I-40, continue S on Burgess Falls Rd, business on Rt.
Subdivision
Putnam Co SW, TN
Standard status
Active
APN
015.02/048.00
Size
7,500 SF
Lot size
2.20 Acres
Taxes and HOA fees
Tax Annual Amount
5859
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
sales office
manager's apartment
security cameras
lighting
Building Details
Year built
1998
Floors in Building
1
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
American Way Real Estate
(931) 526-9581
Listed By:
Sonja Brown · License #254034
(931) 979-7145
Added: Apr 30
Changed: Aug 20
Last Checked: Aug 22 at 10:06PM
MLS# 243993
Copyright © 2026 Upper Cumberland Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage operation spans two parcels totaling approximately 2.2 acres and includes 173 units. The 1767 Burgess Falls Road parcel contains 59 non-climate-controlled units, 42 climate-controlled units, a sales office with a private restroom, and a manager’s apartment. Its main building dates to 1998 and measures approximately 7,500 square feet, while the combined covered area is 21,000 square feet. A 15-by-30-foot loading dock, paved parking, security cameras, and site lighting are also included.
The second parcel at 2139 Burgess Falls Road adds 72 non-climate-controlled units. The original 40 units received new doors and latches in 2024, while new poles, LED lighting, a Twin Lakes server, CPU, and video cameras were installed in 2023. Both parcels are positioned along a state highway outside Cookeville city limits, with access to I-40; the first is approximately 1.1 miles from the interstate and the second is an additional 0.6 mile away.
The second parcel at 2139 Burgess Falls Road adds 72 non-climate-controlled units. The original 40 units received new doors and latches in 2024, while new poles, LED lighting, a Twin Lakes server, CPU, and video cameras were installed in 2023. Both parcels are positioned along a state highway outside Cookeville city limits, with access to I-40; the first is approximately 1.1 miles from the interstate and the second is an additional 0.6 mile away.
Key Highlights
- 173 total storage units across two parcels
- 42 climate‑controlled units plus 131 non‑climate‑controlled units
- 21,000 square feet of combined covered space on approximately 2.2 acres
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
$64,449
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
4.30%
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%
$1,288,980
$1.3M
Cap Rate 7%
$920,700
$920.7K
Cap Rate 9%
$716,100
$716.1K
Market Conditions
NOI Build-Up for 7,500 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
$99.0K $13.20/SF
− Vacancy
−$6.9K −$0.92/SF
EGI
$92.1K $12.28/SF
− OpEx
−$27.6K −$3.68/SF
NOI
$64.4K $8.59/SF
Area
Putnam County, TN
Vacancy
7.00%
Lease Rate
$13.20 /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%
$1,288,980
Cap Rate 7%
$920,700
Cap Rate 9%
$716,100
Alternative Uses
Best Use
Self Storage
$920.7K
$805.6K – $1.07M
NOI $64,449 @ 7.0% cap · market cap 4.30%
Second Best
Warehouse
$854.1K
$747.3K – $996.5K
NOI $59,787 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$3.10M
$2.71M – $3.61M
NOI $216,677 @ 7.0% cap · market cap 14.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 38506, TN
29,976
Population
13,018
Households
2.3
Avg Household Size
42
Median Age
31%
College-Educated
90%
High-School Grad
164.3 sq mi
ZIP Area
182
Density / Sq Mi
$63,051
Median Household Income
$37,589
Median Earnings
$1,032
Median Rent
$256,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Two parcels combine climate-controlled and traditional storage units with an on-site office and manager’s apartment.
Where is this self storage facility located?
The property is located at 1767 Burgess Falls Rd Cookeville, TN.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 173 total storage units across two parcels; 42 climate‑controlled units plus 131 non‑climate‑controlled units; 21,000 square feet of combined covered space on approximately 2.2 acres
