Land with Workshops and
For Sale
$569,000
49 Cutting Edge Ln, Dunlap, TN 37327
Commercial Sale, Dunlap, TN
Property Size2,400 SF
Lot Size0.00 Acres
Price / SF$237.08
Days on Market59
Property Features for 49 Cutting Edge Ln
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Head southeast on Rankin Ave toward Hwy 111, turn right onto TN-111 S, continue for approximately 3 miles, turn left onto Cutting Edge Ln, continue to 49 Cutting Edge Ln, which will be on your left. Estimated drive time is about 7-10 minutes depending on traffic.
Subdivision
Sequatchie Co., TN
Standard status
Active
APN
046.00
Size
2,400 SF
Lot size
0.00 Acres
Taxes and HOA fees
Tax Annual Amount
796
Utilities
Utilities
Electricity Available
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1997
Floors in Building
1
Building materials
Block, Vinyl Siding
Roof type
Metal
Listing Agency:
Century 21 Professional Group
(423) 949-7653
Listed By:
Pam Brown · License #281871
(423) 605-8026
Added: Jul 7
Changed: Aug 20
Last Checked: Sep 3 at 3:06PM
MLS# 244457
Copyright © 2026 Upper Cumberland Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 6.19-acre property includes a well-maintained home set among mature trees, along with open land that supports a range of on-site uses. Multiple outbuildings and large workshops are also included, offering dedicated space for storage, equipment, recreational vehicles, or other business-oriented work needs.
The property is located at 49 Cutting Edge Ln in Dunlap, TN 37327 (Sequatchie County). The combination of wooded areas and open space provides a degree of privacy while maintaining practical room for work and hobbies.
If you’re looking for land paired with substantial workshop capacity and auxiliary structures, this parcel is set up to accommodate multiple day-to-day uses on-site.
The property is located at 49 Cutting Edge Ln in Dunlap, TN 37327 (Sequatchie County). The combination of wooded areas and open space provides a degree of privacy while maintaining practical room for work and hobbies.
If you’re looking for land paired with substantial workshop capacity and auxiliary structures, this parcel is set up to accommodate multiple day-to-day uses on-site.
Key Highlights
- 6.19 acres of land offering privacy and outdoor space.
- Multiple outbuildings and large workshops suitable for storage, hobbies, or business use.
- Well‑maintained home with mature trees.
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
$21,143
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
3.72%
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%
$422,860
$422.9K
Cap Rate 7%
$302,043
$302.0K
Cap Rate 9%
$234,922
$234.9K
Market Conditions
NOI Build-Up for 2,400 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
$40.9K $17.04/SF
− Vacancy
−$2.5K −$1.02/SF
EGI
$38.4K $16.02/SF
− OpEx
−$17.3K −$7.21/SF
NOI
$21.1K $8.81/SF
Area
Sequatchie County, TN
Vacancy
6.00%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
45.00%
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%
$422,860
Cap Rate 7%
$302,043
Cap Rate 9%
$234,922
Alternative Uses
Best Use
Apartment 5plus
$302.0K
$264.3K – $352.4K
NOI $21,143 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$530.1K
$463.8K – $618.4K
NOI $37,104 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 37327, TN
12,412
Population
5,319
Households
2.3
Avg Household Size
43
Median Age
18%
College-Educated
81%
High-School Grad
191.4 sq mi
ZIP Area
65
Density / Sq Mi
$51,862
Median Household Income
$28,990
Median Earnings
$843
Median Rent
$217,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - 6.19-acre property with a well-maintained home, mature trees, and multiple outbuildings including large workshops.
Where is this single family property located?
The property is located at 49 Cutting Edge Ln Dunlap, TN.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: 6.19 acres of land offering privacy and outdoor space.; Multiple outbuildings and large workshops suitable for storage, hobbies, or business use.; Well‑maintained home with mature trees.
