Two-Unit Duplex with Private
For Sale
$544,900
415 Cook Dr, Clarksville, TN 37042
Owner-occupied duplex with upgraded finishes, flexible living space, and a separately operating neighboring unit.
Property Size2,694 SF
Price / SF$202.26
Days on Market10
Property Features for 415 Cook Dr
General Information
Standard status
Active
Size
2,694 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,234
Listing Agency:
eXp Realty
(888) 519-5113
Listed By:
Brandon Cooper
(931) 551-5179
Source:
Exprealty
Added: Sep 14
Changed: Sep 18
Last Checked: Sep 22 at 6:35PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This two-unit duplex pairs an owner-oriented residence with an identical adjacent unit. The primary residence includes a naturally bright living room, modern kitchen with an eat-in area, and a half bath on the main level. Upstairs are a primary suite with a private full bath and walk-in closet, two additional bedrooms, a hall bathroom, and a dedicated laundry room. LVP flooring and carpeting are installed throughout, while a private deck extends the living area and overlooks a setting without rear neighbors.
The property is located near downtown Clarksville, F&M Bank Arena, APSU, and Fort Campbell, with shopping, dining, and entertainment nearby. The adjacent unit is operating as an income-producing residence, creating an owner-occupancy configuration with a separate rental component. The property size is 2,694 square feet.
The property is located near downtown Clarksville, F&M Bank Arena, APSU, and Fort Campbell, with shopping, dining, and entertainment nearby. The adjacent unit is operating as an income-producing residence, creating an owner-occupancy configuration with a separate rental component. The property size is 2,694 square feet.
Key Highlights
- Two‑unit duplex with an owner‑oriented residence and an adjacent income‑producing unit
- 2,694‑square‑foot property
- Main residence includes three upstairs bedrooms and two‑and‑one‑half baths
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
$24,332
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
4.47%
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%
$486,640
$486.6K
Cap Rate 7%
$347,600
$347.6K
Cap Rate 9%
$270,356
$270.4K
Market Conditions
NOI Build-Up for 2,694 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
$37.2K $13.80/SF
− Vacancy
−$2.4K −$0.90/SF
EGI
$34.8K $12.90/SF
− OpEx
−$10.4K −$3.87/SF
NOI
$24.3K $9.03/SF
Area
Clarksville, TN
Vacancy
6.50%
Lease Rate
$13.80 /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%
$486,640
Cap Rate 7%
$347,600
Cap Rate 9%
$270,356
Alternative Uses
Best Use
Multifamily LT 5
$347.6K
$304.2K – $405.5K
NOI $24,332 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$310.4K
$271.6K – $362.1K
NOI $21,728 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$452.2K
$395.7K – $527.6K
NOI $31,656 @ 7.0% cap · market cap 5.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 37042, TN
83,498
Population
35,433
Households
2.4
Avg Household Size
29
Median Age
26%
College-Educated
94%
High-School Grad
56.9 sq mi
ZIP Area
1,467
Density / Sq Mi
$66,435
Median Household Income
$38,716
Median Earnings
$1,196
Median Rent
$220,700
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 - Owner-occupied duplex with upgraded finishes, flexible living space, and a separately operating neighboring unit.
Where is this duplex located?
The property is located at 415 Cook Dr Clarksville, TN.
What is the asking price?
The asking price for this property is $544,900.
What are key features of this property?
This property features: Two‑unit duplex with an owner‑oriented residence and an adjacent income‑producing unit; 2,694‑square‑foot property; Main residence includes three upstairs bedrooms and two‑and‑one‑half baths
