2022 Townhome-Style
For Sale
$750,000
550 Peachers Mill Rd, Clarksville, TN 37042
Newer multifamily property with two- and three-bedroom townhome-style units near Fort Campbell and downtown Clarksville.
Property Size5,548 SF
Price / SF$135.18
Days on Market9
Property Features for 550 Peachers Mill Rd
General Information
Standard status
Active
Size
5,548 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
4
Building Details
Year Built
2022
Buildings
1
Listing Agency:
ClarksvilleHomeowner.com
Listed By:
Heather M. Eisenmann 9315389816
(931) 538-9816
Source:
Homesmiddletn
Added: Aug 31
Changed: Sep 7
Last Checked: Sep 8 at 8:42AM
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 ClarksvilleHomeowner.com
Investment Insights
Based on property information with market context.
Built in 2022, this 5,548-square-foot quadplex contains townhome-style residences with a mix of two-bedroom and three-bedroom layouts. Each unit provides an open main level with a living room, eat-in kitchen, oversized breakfast bar, half bath, laundry connections, patio access, and additional storage. Kitchens include granite countertops and major appliances. Upstairs, the bedrooms include generous closet space, while the primary suite features a private full bathroom and walk-in closet.
The property is located at 550 Peachers Mill Rd in Clarksville, near Fort Campbell, downtown Clarksville, Heritage Park, shopping, dining, and everyday conveniences. Its residential configuration and newer construction provide a straightforward multifamily format with consistent unit layouts and practical in-home amenities.
The property is located at 550 Peachers Mill Rd in Clarksville, near Fort Campbell, downtown Clarksville, Heritage Park, shopping, dining, and everyday conveniences. Its residential configuration and newer construction provide a straightforward multifamily format with consistent unit layouts and practical in-home amenities.
Key Highlights
- Quadplex built in 2022
- 5,548‑square‑foot multifamily property
- Mix of two‑bedroom and three‑bedroom townhome‑style units
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
$50,110
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
6.68%
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%
$1,002,200
$1.0M
Cap Rate 7%
$715,857
$715.9K
Cap Rate 9%
$556,778
$556.8K
Market Conditions
NOI Build-Up for 5,548 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
$76.6K $13.80/SF
− Vacancy
−$5.0K −$0.90/SF
EGI
$71.6K $12.90/SF
− OpEx
−$21.5K −$3.87/SF
NOI
$50.1K $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%
$1,002,200
Cap Rate 7%
$715,857
Cap Rate 9%
$556,778
Alternative Uses
Best Use
Multifamily LT 5
$715.9K
$626.4K – $835.2K
NOI $50,110 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$639.2K
$559.3K – $745.8K
NOI $44,746 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$931.3K
$814.9K – $1.09M
NOI $65,191 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
211
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?
Quadplex - Newer multifamily property with two- and three-bedroom townhome-style units near Fort Campbell and downtown Clarksville.
Where is this quadplex located?
The property is located at 550 Peachers Mill Rd Clarksville, TN.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Quadplex built in 2022; 5,548‑square‑foot multifamily property; Mix of two‑bedroom and three‑bedroom townhome‑style units
