Updated Duplex with
New
For Sale
$449,000
5800 Fountain Rd, Knoxville, TN 37918
Multi-Family, Knoxville, TN
Property Size1,872 SF
Lot Size0.45 Acres
Price / SF$239.85
Days on Market1
Property Features for 5800 Fountain Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 1, Bedroom 2, Bedroom 4
Parking features
Carport
Appliances
Dishwasher, Microwave, Range, Refrigerator
Subdivision
W S McFadden
Elementary school
Fountain City
Middle school
Gresham
High school
Central
Directions
From 640 - go North. take a left on Broadway continue to Church Street take a left then an immediate right on Fountain Road. Property on the right about 1/4 mile from the duck pond. .
Standard status
Active
APN
058CF01001
Size
1,872 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Annual Amount
1281
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1960
Number of units
2
Flooring type
Brick
Building materials
Brick, Frame
Roof type
Asphalt
Listing Agency:
United Real Estate Solutions
(865) 444-2400
Listed By:
Shawn King · License #357087
(865) 300-6161
Added: Sep 8
Last Checked: Sep 8 at 4:06PM
MLS# 1354746
Copyright © 2026 East Tennessee 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 single-level duplex contains two two-bedroom, one-bath residences totaling approximately 1,872 square feet. Both units are vacant and include renovated kitchens with dishwashers, tile backsplashes, and soft-close cabinetry, along with refinished hardwood floors, refreshed bathrooms, and washer and dryer connections. Unit A has an updated shower enclosure, while Unit B includes a custom tile shower. A carport, paved driveway, additional off-street parking, and storage shed support daily use.
Major property improvements include HVAC systems replaced in 2020, replacement windows, PEX plumbing serving the kitchens and bathrooms, added insulation, updated lighting, improved gutters and downspouts, and a new asphalt-shingle roof installed in September 2026. The 0.45-acre property is located at 5800 Fountain Rd in Knoxville’s Fountain City area, with access to shopping, dining, major roadways, and downtown Knoxville.
Major property improvements include HVAC systems replaced in 2020, replacement windows, PEX plumbing serving the kitchens and bathrooms, added insulation, updated lighting, improved gutters and downspouts, and a new asphalt-shingle roof installed in September 2026. The 0.45-acre property is located at 5800 Fountain Rd in Knoxville’s Fountain City area, with access to shopping, dining, major roadways, and downtown Knoxville.
Key Highlights
- Two‑bedroom, one‑bath duplex units; both currently vacant
- Approximately 1,872 square feet of single‑level living on 0.45 acres
- New roof installed September 2026
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
$18,256
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
4.07%
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%
$365,120
$365.1K
Cap Rate 7%
$260,800
$260.8K
Cap Rate 9%
$202,844
$202.8K
Market Conditions
NOI Build-Up for 1,872 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
$28.1K $15.00/SF
− Vacancy
−$2.0K −$1.07/SF
EGI
$26.1K $13.93/SF
− OpEx
−$7.8K −$4.18/SF
NOI
$18.3K $9.75/SF
Area
Knoxville, TN
Vacancy
7.12%
Lease Rate
$15.00 /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%
$365,120
Cap Rate 7%
$260,800
Cap Rate 9%
$202,844
Alternative Uses
Best Use
Multifamily LT 5
$260.8K
$228.2K – $304.3K
NOI $18,256 @ 7.0% cap · market cap 4.07%
Second Best
Apartment 5plus
$240.0K
$210.0K – $280.0K
NOI $16,800 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$463.7K
$405.7K – $540.9K
NOI $32,456 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 37918, TN
46,245
Population
20,228
Households
2.3
Avg Household Size
40
Median Age
31%
College-Educated
93%
High-School Grad
34.6 sq mi
ZIP Area
1,337
Density / Sq Mi
$69,311
Median Household Income
$41,882
Median Earnings
$1,102
Median Rent
$237,500
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 - Two vacant residences offer immediate possession, refreshed interiors, and flexible leasing or owner-occupancy options.
Where is this duplex located?
The property is located at 5800 Fountain Rd Knoxville, TN.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two‑bedroom, one‑bath duplex units; both currently vacant; Approximately 1,872 square feet of single‑level living on 0.45 acres; New roof installed September 2026
