Building Details

Year Built 1950

Listing Agency: simpliHOM

Listed By: Callie Southerland Show Phone

Source: Fiddletreerealty

Added: Aug 1 Changed: Sep 8 Last Checked: Sep 9 at 11:40PM

Report an Issue

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 simpliHOM

Investment Insights

Based on property information with market context.

This office property contains 1,245 square feet and was built in 1950. Its layout includes separate rooms, an entry area suitable for reception or waiting, a half bathroom, and a break area with kitchenette amenities including a refrigerator and sink. Recent interior painting and new upstairs flooring add approximately 300+/- square feet for office use.

The property includes a parking lot, large side yard, rear storage shed, and patio. Handicap-accessible sidewalks and a ramp serve the building, while city water, city sewer, and high-speed internet are available. A roadside sign is already installed, and the property is located on Hwy 70 in White Bluff, approximately 30 minutes west of downtown Nashville.

Key Highlights

• 1,245‑square‑foot office property built in 1950
• Recent upstairs flooring adds approximately 300+/- sqft of office area
• Separate rooms with reception or waiting area, half bathroom, and kitchenette

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

$20,830

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

6.41%

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%

$416,600 $416.6K

Cap Rate 7%

$297,571 $297.6K

Cap Rate 9%

$231,444 $231.4K

Market Conditions

NOI Build-Up for 1,245 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

$32.9K $26.40/SF

− Vacancy

−$5.1K −$4.09/SF

EGI

$27.8K $22.31/SF

− OpEx

−$6.9K −$5.58/SF

NOI

$20.8K $16.73/SF

Area

Dickson County, TN

Vacancy

15.50%

Lease Rate

$26.40 /SF/Yr

Expense Ratio

25.00%

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%

$416,600

Cap Rate 7%

$297,571

Cap Rate 9%

$231,444

Alternative Uses

Best Use

Office B

$297.6K

$260.4K – $347.2K (±1% cap)

NOI $20,830 @ 7.0% cap · market cap 6.41%

Second Best

Healthcare Medical

$245.1K

$214.4K – $285.9K (±1% cap)

NOI $17,154 @ 7.0% cap · market cap 5.28%

Theoretical Best

Office A

$365.0K

$319.3K – $425.8K (±1% cap)

NOI $25,547 @ 7.0% cap · market cap 7.86%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Office Units

Suggested Use

Top Pick Real Estate Agency Parking Lot & Garage Big Box & Wholesale Store Law Firm Kitchen & Bath Showroom Plumbing Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

192

Businesses Nearby

Explore this area Business Placement

Demographics for 37187, TN

7,382

Population

3,523

Households

2.1

Avg Household Size

41

Median Age

19%

College-Educated

85%

High-School Grad

71.1 sq mi

ZIP Area

104

Density / Sq Mi

$71,049

Median Household Income

$45,571

Median Earnings

$952

Median Rent

$283,100

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this office units located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Office units - Office property with divided rooms, customer-facing entry area, kitchenette, parking, and accessible exterior improvements.

Where is this office units located?

The property is located at 4411 Hwy 70 E White Bluff, TN.

What is the asking price?

The asking price for this property is $324,900.

What are key features of this property?

This property features: 1,245‑square‑foot office property built in 1950; Recent upstairs flooring adds approximately 300+/- sqft of office area; Separate rooms with reception or waiting area, half bathroom, and kitchenette