Stand-Alone Office Building with
For Sale
$399,000
206 W College St, Dickson, TN 37055
Updated office building features dedicated on-site parking and flexible interior space near Historic Downtown Dickson.
Property Size1,021 SF
Lot Size0.12 Acres
Price / SF$390.79
Days on Market58
Property Features for 206 W College St
General Information
Standard status
Active
Size
1,021 SF
Total Parking Spaces
10
Lot size
0.12 Acres
Property subtype
Commercial
Building Details
Year Built
1940
Listing Agency:
DUE SOUTH REALTY, LLC
(931) 919-4682
Listed By:
JEANIE GARRISON
Source:
Corcoran
Added: Jun 15
Changed: Aug 11
Last Checked: Aug 11 at 8:53AM
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 DUE SOUTH REALTY, LLC
Investment Insights
Based on property information with market context.
This stand-alone commercial office property has been updated and totals approximately 1,020 square feet. Inside, the layout includes a reception area, a private office, and a large conference room/open workspace, plus a kitchenette for day-to-day convenience. Modern finishes are carried throughout, supporting professional office use.
The building sits on approximately 0.12 acres (per deed) with a front, side, and rear parking area. The property provides parking space for approximately 8–10 vehicles, with easy access and visibility for arriving visitors. Privacy fences along both side property lines help define outdoor areas, which may support seating, storage, or other future improvements.
Positioned about 0.10 mile from Main Street in Historic Downtown Dickson, the property is within walking distance of restaurants, shopping, entertainment, and local businesses. The combination of a functional office interior and dedicated private parking makes it well suited for professional service firms and other business operators looking for an independent building near the downtown core.
The building sits on approximately 0.12 acres (per deed) with a front, side, and rear parking area. The property provides parking space for approximately 8–10 vehicles, with easy access and visibility for arriving visitors. Privacy fences along both side property lines help define outdoor areas, which may support seating, storage, or other future improvements.
Positioned about 0.10 mile from Main Street in Historic Downtown Dickson, the property is within walking distance of restaurants, shopping, entertainment, and local businesses. The combination of a functional office interior and dedicated private parking makes it well suited for professional service firms and other business operators looking for an independent building near the downtown core.
Key Highlights
- Updated 1,020 SF stand‑alone commercial office building built in 1940
- Dedicated private front, side, and rear parking for approximately 8–10 vehicles
- Located about 0.10 mile from Main Street in Historic Downtown Dickson
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
$17,082
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
4.28%
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%
$341,640
$341.6K
Cap Rate 7%
$244,029
$244.0K
Cap Rate 9%
$189,800
$189.8K
Market Conditions
NOI Build-Up for 1,021 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
$27.0K $26.40/SF
− Vacancy
−$4.2K −$4.09/SF
EGI
$22.8K $22.31/SF
− OpEx
−$5.7K −$5.58/SF
NOI
$17.1K $16.73/SF
Area
Dickson County, TN
Vacancy
15.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$341,640
Cap Rate 7%
$244,029
Cap Rate 9%
$189,800
Alternative Uses
Best Use
Office B
$244.0K
$213.5K – $284.7K
NOI $17,082 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$299.3K
$261.9K – $349.2K
NOI $20,951 @ 7.0% cap · market cap 5.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
296
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Updated office building features dedicated on-site parking and flexible interior space near Historic Downtown Dickson.
Where is this office building located?
The property is located at 206 W College St Dickson, TN.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Updated 1,020 SF stand‑alone commercial office building built in 1940; Dedicated private front, side, and rear parking for approximately 8–10 vehicles; Located about 0.10 mile from Main Street in Historic Downtown Dickson
