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    Country Store and Post Office Title is generated by Realmo AI

    3566 & 3568 Williamsport Pike, Williamsport, TN 38487

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    Two parcels with store, post office, and residential home.

    Type:Special Purpose
    Property size:
    2,976 SF
    Price / SF:
    $136/SF
    Added:
    Feb 17, 2026
    Days on Market:
    98
    Last Refresh:
    Mar 16 at 1:43 pm

    Property Features for 3566 & 3568 Williamsport Pike

    General Information

    Standard status
    Active
    Size
    2,976 SF
    Property subtype
    Special Purpose

    Building Details

    Year Built
    1964

    We can help!

    Listing Contact
    Roxanne Howell

    Listing agent Roxanne Howell License #AL 000134558-0

    Listing office Coldwell Banker Pinnacle Properties

    Listing date Feb 17, 2026

    Source Crexi

    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 Coldwell Banker Pinnacle Properties

    HighLights

    • Income‑Generating Property: Features a rented post office (long‑term tenant, US Postal Service) and a rented 3‑bedroom home.
    • Commercial Potential: Vacant store/restaurant building is suitable for a country store, venue, or convenience store.
    • Two Parcels Deeded Together: Includes both a commercial building and a residential home.
    • Functional Post Office: The Williamsport Post Office is currently operating in the commercial building.
    • Store Features: Includes a sign, gas pump, and regularly serviced underground tanks.
    • HVAC Systems: All three units (post office, store, and home) have HVAC systems.

    Overview

    This property package includes two parcels deeded together. One structure, built in 1964, is a country store/restaurant with the Williamsport Post Office and an attached garage for storage, totaling approximately 2976 square feet. The other structure, built in 1900, is a 2104 square foot, 3-bedroom home. The US Postal Service rents the post office and has been a tenant for many years. The home is rented on a month-to-month basis. The store is currently vacant but has a sign, a gas pump, and two regularly serviced underground tanks. The store previously had a beer permit within the last 10 years, which the owner believes is grandfathered. The post office has a newer central HVAC unit, while the store's unit is between 3 and 5 years old, and the home also has an HVAC system. These properties are being sold "as is", presenting an investment opportunity or a location for a country store, venue, or convenience store. Potential uses include running your own business or collecting rent from all three units.
    Property Profile Location Intelligence

    Current Use by Public Records

    Sara's Cooking Shack ... Grocery & Convenience Store Sara's Cooking Shack Restaurant

    Suggested Use

    Restaurant Food Market Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Williamsport
    County
    Maury
    State
    Tennessee
    Longitude
    -87.220246
    Latitude
    35.688145

    FAQs

    What type of property is this?
    Grocery and convenience store - Two parcels with store, post office, and residential home.
    Where is this grocery and convenience store located?
    The property is located at 3566 & 3568 Williamsport Pike Williamsport, TN.
    What is the asking price?
    The asking price for this property is $407,000.
    What are key features of this property?
    This property features: Income‑Generating Property: Features a rented post office (long‑term tenant, US Postal Service) and a rented 3‑bedroom home.; Commercial Potential: Vacant store/restaurant building is suitable for a country store, venue, or convenience store.; Two Parcels Deeded Together: Includes both a commercial building and a residential home.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Roxanne Howell
    Real Estate License ID: AL 000134558-0
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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