Leased Industrial
For Sale
Contact for pricing
1805 Burgess Falls Rd, Cookeville, TN 38506
Fully occupied facility with multiple industrial spaces and a recently replaced roof.
Property Size27,000 SF
Price / SF$73.53
Days on Market195
Property Features for 1805 Burgess Falls Rd
General Information
Standard status
Active
Size
27,000 SF
Property subtype
Industrial
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Stabilized
Additional Details
Gross Income
$156,000
Highway Access
Yes
Building Details
Units
3
Tenancy
Multi
Building Size
27,000 SF
Listing Agency:
Upper Cumberland Commercial
(931) 284-9098
Listed By:
Craig Hughes · License #339942
Source:
Crexi
Added: Feb 18
Changed: Aug 31
Last Checked: Aug 31 at 12:54AM
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 Upper Cumberland Commercial
Investment Insights
Based on property information with market context.
This industrial property contains a 27,000-square-foot facility configured with three separate spaces. All spaces are leased, and the roof was replaced in 2025. The property has been professionally managed for the past 7 years, with very little vacancy reported during that period.
Located a quarter mile outside Cookeville city limits, the facility sits on State Hwy. 135, one mile south of Interstate 40’s Exit 286. Highlands Business Park and its new Ficosa plant are one mile away, while Academy Sports’ new distribution facility is 3 miles from the property. A Target Home Depot development is planned within a half mile, with an opening anticipated in late 2026.
Located a quarter mile outside Cookeville city limits, the facility sits on State Hwy. 135, one mile south of Interstate 40’s Exit 286. Highlands Business Park and its new Ficosa plant are one mile away, while Academy Sports’ new distribution facility is 3 miles from the property. A Target Home Depot development is planned within a half mile, with an opening anticipated in late 2026.
Key Highlights
- 27,000‑square‑foot industrial facility with 3 separate spaces
- Fully leased property with very little vacancy reported over the past 7 years
- Roof replaced in 2025
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
$178,564
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
8.93%
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%
$3,571,280
$3.6M
Cap Rate 7%
$2,550,914
$2.6M
Cap Rate 9%
$1,984,044
$2.0M
Market Conditions
NOI Build-Up for 27,200 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
$266.8K $9.81/SF
− Vacancy
−$11.7K −$0.43/SF
EGI
$255.1K $9.38/SF
− OpEx
−$76.5K −$2.81/SF
NOI
$178.6K $6.56/SF
Area
Putnam County, TN
Vacancy
4.40%
Lease Rate
$9.81 /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%
$3,571,280
Cap Rate 7%
$2,550,914
Cap Rate 9%
$1,984,044
Alternative Uses
Best Use
Industrial
$2.55M
$2.23M – $2.98M
NOI $178,564 @ 7.0% cap · market cap 8.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.23M
$9.82M – $13.10M
NOI $785,815 @ 7.0% cap · market cap 39.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
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?
Industrial property - Fully occupied facility with multiple industrial spaces and a recently replaced roof.
Where is this industrial property located?
The property is located at 1805 Burgess Falls Rd Cookeville, TN.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 27,000‑square‑foot industrial facility with 3 separate spaces; Fully leased property with very little vacancy reported over the past 7 years; Roof replaced in 2025
