Two-Unit
New
For Sale
$355,000
211 Reeves Street, Dickson, TN 37055
Both residences offer two bedrooms, one-and-a-half baths, and washer and dryer hookups.
Property Size2,110 SF
Price / SF$168.25
Days on Market4
Property Features for 211 Reeves Street
General Information
Standard status
Active
Size
2,110 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Amenities
washer and dryer hookups
decks
Building Details
Year Built
1995
Listed By:
Carrie Cooper
(731) 514-0013
Source:
Benchmarkrealtytn
Added: Sep 4
Changed: Sep 6
Last Checked: Sep 7 at 11:55AM
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 Carrie Cooper
Investment Insights
Based on property information with market context.
Built in 1995, this duplex contains 2,110 square feet of total living space across two residences. Each unit includes two bedrooms, one-and-a-half bathrooms, and washer and dryer hookups. The property is being offered as is, with one side occupied by a long-term tenant and the other currently vacant.
Recent property updates include HVAC equipment installed for both units approximately 2 years ago, decks added to each residence, and a roof that is less than 10 years old. The property is located at 211 Reeves Street near the shops, restaurants, and amenities of Downtown Dickson.
Recent property updates include HVAC equipment installed for both units approximately 2 years ago, decks added to each residence, and a roof that is less than 10 years old. The property is located at 211 Reeves Street near the shops, restaurants, and amenities of Downtown Dickson.
Key Highlights
- Two‑unit duplex with 2,110 square feet of total living space
- Each unit has 2 bedrooms, 1.5 bathrooms, and washer and dryer hookups
- Unit A is occupied by a long‑term tenant
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
$26,778
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
7.54%
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%
$535,560
$535.6K
Cap Rate 7%
$382,543
$382.5K
Cap Rate 9%
$297,533
$297.5K
Market Conditions
NOI Build-Up for 2,110 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
$41.0K $19.44/SF
− Vacancy
−$2.8K −$1.31/SF
EGI
$38.3K $18.13/SF
− OpEx
−$11.5K −$5.44/SF
NOI
$26.8K $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%
$535,560
Cap Rate 7%
$382,543
Cap Rate 9%
$297,533
Alternative Uses
Best Use
Multifamily LT 5
$382.5K
$334.7K – $446.3K
NOI $26,778 @ 7.0% cap · market cap 7.54%
Second Best
Apartment 5plus
$314.2K
$274.9K – $366.6K
NOI $21,993 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$618.5K
$541.2K – $721.6K
NOI $43,297 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
464
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 - Both residences offer two bedrooms, one-and-a-half baths, and washer and dryer hookups.
Where is this duplex located?
The property is located at 211 Reeves Street Dickson, TN.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,110 square feet of total living space; Each unit has 2 bedrooms, 1.5 bathrooms, and washer and dryer hookups; Unit A is occupied by a long‑term tenant
