Climate-Controlled Self Storage
For Sale
Contact for pricing
3832 Morganton Rd, Maryville, TN 37801
Well maintained self-storage facility with a single long-term retail tenant and a large climate-controlled building.
Property Size13,320 SF
Price / SF$90.09
Days on Market180
Property Features for 3832 Morganton Rd
General Information
Standard status
Active
Size
13,320 SF
Class
B
Total Parking Spaces
10
Property subtype
Self Storage
Zoning
Commercial
Occupancy
96%
Investment Type
Owner/User
Net Operating Income
$91,922
Building Details
Year Built
1996
Year Renovated
2013
Buildings
7
Stories
1
Units
79
Tenancy
Multi
Listing Agency:
EquiCap Commercial, LLC, TN
Listed By:
Anne Blackwell · License #TN 255603
Source:
Crexi
Added: Mar 12
Changed: Sep 5
Last Checked: Sep 7 at 3:24AM
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 EquiCap Commercial, LLC, TN
Investment Insights
Based on property information with market context.
Well maintained self-storage property featuring a large climate building and a single long-term retail tenant. The facility maintains 94% occupancy by area, and the property is reported to have achieved rents that exceed gross potential. Operations include a diversified tenant base with one additional long-term tenant in the music business, and a recently implemented 10% rent increase reported with no pushback.
The property is located at 3832 Morganton Rd in Maryville, TN, an area described as having experienced approximately 40% population growth since 2000. The remarks also note a restrictive approval environment in Blount County that limits new self-storage supply.
Recent capital improvements include a modernized PDK gate controller with ground-loop exit, mostly LED lighting throughout, and six Hikvision POE cameras routed to an internet-enabled NVR. Additional updates include a new mini-split HVAC system in the office and a new water heater in 2025. The remarks state all HVAC systems were upgraded within the last few years and the facility is fully set up for remote management with no deferred maintenance.
The property is located at 3832 Morganton Rd in Maryville, TN, an area described as having experienced approximately 40% population growth since 2000. The remarks also note a restrictive approval environment in Blount County that limits new self-storage supply.
Recent capital improvements include a modernized PDK gate controller with ground-loop exit, mostly LED lighting throughout, and six Hikvision POE cameras routed to an internet-enabled NVR. Additional updates include a new mini-split HVAC system in the office and a new water heater in 2025. The remarks state all HVAC systems were upgraded within the last few years and the facility is fully set up for remote management with no deferred maintenance.
Key Highlights
- Self‑storage facility in Maryville, TN with 94% occupancy by area (highest in the portfolio).
- Income diversification: one long‑term retail tenant plus a single large climate‑controlled building with another long‑term music‑business tenant.
- Recent rent increase: the additional long‑term tenant received a 10% rent increase with zero pushback.
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
$69,625
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
5.80%
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%
$1,392,500
$1.4M
Cap Rate 7%
$994,643
$994.6K
Cap Rate 9%
$773,611
$773.6K
Market Conditions
NOI Build-Up for 13,320 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
$86.3K $6.48/SF
− Vacancy
−$4.4K −$0.33/SF
EGI
$81.9K $6.15/SF
− OpEx
−$12.3K −$0.92/SF
NOI
$69.6K $5.23/SF
Area
Blount County, TN
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,392,500
Cap Rate 7%
$994,643
Cap Rate 9%
$773,611
Alternative Uses
Best Use
Self Storage
$1.63M
$1.42M – $1.90M
NOI $113,846 @ 7.0% cap · market cap 9.49%
Second Best
Warehouse
$994.6K
$870.3K – $1.16M
NOI $69,625 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$5.36M
$4.69M – $6.26M
NOI $375,381 @ 7.0% cap · market cap 31.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 37801, TN
28,822
Population
12,254
Households
2.4
Avg Household Size
42
Median Age
25%
College-Educated
89%
High-School Grad
69.4 sq mi
ZIP Area
415
Density / Sq Mi
$70,814
Median Household Income
$45,296
Median Earnings
$1,061
Median Rent
$268,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Well maintained self-storage facility with a single long-term retail tenant and a large climate-controlled building.
Where is this self storage facility located?
The property is located at 3832 Morganton Rd Maryville, TN.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Self‑storage facility in Maryville, TN with 94% occupancy by area (highest in the portfolio).; Income diversification: one long‑term retail tenant plus a single large climate‑controlled building with another long‑term music‑business tenant.; Recent rent increase: the additional long‑term tenant received a 10% rent increase with zero pushback.
