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    Luxury Estate Zoned Commercial Title is generated by Realmo AI

    4049 Victory Station Way, Murfreesboro, TN 37128

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    For Sale
    $7,000,000

    Magnificent 16,000 SF estate on 4.5 acres, commercially zoned.

    Type:Mixed Use
    Property size:
    16,000 SF
    Lot size:
    4.50 Acres
    Price / SF:
    $437/SF
    Added:
    Aug 13, 2024
    Days on Market:
    662
    Last Refresh:
    May 12 at 9:29 pm

    Property Features for 4049 Victory Station Way

    General Information

    Standard status
    Active
    Size
    16,000 SF
    Lot size
    4.50 Acres
    Property subtype
    Mixed Use

    Building Details

    Year Built
    1977

    We can help!

    Listing Contact
    Tiffany Williams

    Listing agent Tiffany Williams

    Listing office Swanson Realty, LLC

    Listing date Aug 13, 2024

    Source Xome

    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 Swanson Realty, LLC

    HighLights

    • Commercially Zoned 4.5‑Acre Estate with Many Permitted Uses
    • 16,000 sqft Including Garages, Large Basement, and Pool Area
    • 20X40 In‑Ground, Indoor Pool with Snack Bar, Baths, Sauna, and Fitness Studio
    • Restored in 2024
    • Over 20 Major Rooms, 7 Full Baths and 2 Half Baths
    • 3‑Car Garage, Cedar Shake Roof, Courtyard Fountains, Island with Gazebo

    Overview

    This magnificent luxury estate, now commercially zoned, is situated on 4.5 acres. The property features over 20 major rooms, a 3-car garage, and a cedar shake roof. There are 7 full baths and 2 half baths. An included 20x40 in-ground, indoor pool is flanked by a snack bar, a drinking fountain, 2 full baths, a redwood dry or steam sauna, and a fitness studio. Additional features include executive offices, courtyard fountains, and an island with a gazebo. The 16,000 square footage includes garages, a large basement, and the pool area. Restored in 2024, the property is located in Parcel P of the Victory Station PUD, allowing for many permitted uses including assisted living, bed-and-breakfast, hotel, country club, public building, business & communication service, commercial center, financial service, group assembly, health club, hospital, medical, offices, recording studio, and veterinary uses.
    Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Map

    City
    Murfreesboro
    County
    Rutherford
    State
    Tennessee
    Longitude
    -86.473
    Latitude
    35.7913

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    FAQs

    What type of property is this?
    Mixed-use property - Magnificent 16,000 SF estate on 4.5 acres, commercially zoned.
    Where is this mixed-use property located?
    The property is located at 4049 Victory Station Way Murfreesboro, TN.
    What is the asking price?
    The asking price for this property is $7,000,000.
    What are key features of this property?
    This property features: Commercially Zoned 4.5‑Acre Estate with Many Permitted Uses; 16,000 sqft Including Garages, Large Basement, and Pool Area; **20X40 In‑Ground, Indoor Pool with Snack Bar, Baths, Sauna, and Fitness Studio**
    (615) 848-2012
    We can help!
    Listing Contact
    Tiffany Williams
    Learn More
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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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