Building Details

Year Built 1977

Year Renovated 2014

Buildings 3

Stories 1

Units 1

Tenancy Single

Listing Agency: Keller Williams Realty j***@kw.com Show Phone

Listed By: Jeffrey Dodson · License #GA 336360

Source: Crexi

Added: Aug 7 Changed: Aug 12 Last Checked: Aug 12 at 5:53AM

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 Keller Williams Realty

Investment Insights

Based on property information with market context.

This mixed-use property combines several commercial improvements with a custom residence on nearly 4 level acres. The commercial component includes flex-use buildings with overhead doors, multiple bays, workshop areas, storage, and ample parking. The improvements can accommodate a range of owner-user operations, subject to zoning and buyer verification.

The property also includes an established seasonal Haunted Barn attraction, offering an existing entertainment use or a setting for an alternative concept. The residence creates a live-work configuration with large gathering areas, floor-to-ceiling windows oriented toward the grounds, an in-ground saltwater pool, stocked pond, composite decking, outdoor entertaining areas, and mature landscaping.

Key Highlights

• Nearly 4 level acres in an AG‑zoned mixed‑use property
• Multiple flex‑use buildings with overhead doors and bays
• Workshop areas, storage space, and ample parking

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

$45,896

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

4.17%

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%

$917,920 $917.9K

Cap Rate 7%

$655,657 $655.7K

Cap Rate 9%

$509,956 $510.0K

Market Conditions

NOI Build-Up for 4,146 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

$74.6K $18.00/SF

− Vacancy

−$13.4K −$3.24/SF

EGI

$61.2K $14.76/SF

− OpEx

−$15.3K −$3.69/SF

NOI

$45.9K $11.07/SF

Area

Bradley County, TN

Vacancy

18.00%

Lease Rate

$18.00 /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%

$917,920

Cap Rate 7%

$655,657

Cap Rate 9%

$509,956

Alternative Uses

Best Use

Office B

$655.7K

$573.7K – $764.9K (±1% cap)

NOI $45,896 @ 7.0% cap · market cap 4.17%

Second Best

Mixed Use

$599.7K

$524.7K – $699.6K (±1% cap)

NOI $41,978 @ 7.0% cap · market cap 3.82%

Theoretical Best

Office A

$869.9K

$761.2K – $1.01M (±1% cap)

NOI $60,896 @ 7.0% cap · market cap 5.54%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

The Haunted Barn Haunted House

Suggested Use

Top Pick Dental Office Big Box & Wholesale Store HVAC Service Pet Grooming Service Hotel & Motel Bed & Breakfast

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

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Explore this area Business Placement

Demographics for 37353, TN

5,168

Population

2,081

Households

2.5

Avg Household Size

44

Median Age

30%

College-Educated

90%

High-School Grad

40.5 sq mi

ZIP Area

128

Density / Sq Mi

$66,186

Median Household Income

$42,923

Median Earnings

$976

Median Rent

$221,000

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 mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Mixed-use property - Multiple commercial buildings, workshop areas, and a private residence support flexible live-work operations on an AG-zoned property.

Where is this mixed-use property located?

The property is located at 5017 MCDONALD RD Mc Donald, TN.

What is the asking price?

The asking price for this property is $1,100,000.

What are key features of this property?

This property features: Nearly 4 level acres in an AG‑zoned mixed‑use property; Multiple flex‑use buildings with overhead doors and bays; Workshop areas, storage space, and ample parking