Storefront Property with Storage
For Sale
$400,000
780 Bryan Road, Rutledge, TN 37861
Commercial Sale, Rutledge, TN
Property Size1,600 SF
Lot Size0.86 Acres
Price / SF$250
Days on Market118
Property Features for 780 Bryan Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking
10
Accessibility
Accessible Approach with Ramp
Lot features
Cleared
Directions
From Rutledge Pike turn onto Bryan Road. Property will be at asphalt driveway. (GPS Friendly)
Standard status
Active
APN
058 045.00
Size
1,600 SF
Lot size
0.86 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
360
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating), Heat Pump (Heating)
Cooling system
Ceiling Fan(s), Central Air, Electric
Water source
Public
Building Details
Year built
1948
Floors in Building
2
Building materials
Wood Siding, Asphalt
Architectural style
Other
Listing Agency:
Single Tree Realty
(865) 465-3397
Listed By:
Jarrod Brown · License #327586
(865) 201-7448
Added: May 7
Changed: Aug 22
Last Checked: Sep 1 at 6:06PM
MLS# 711407
Copyright © 2026 Lakeway Area 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 1,600-square-foot storefront property occupies 0.86 acres and is currently used as a salon. The 1948 building has wood siding and asphalt construction materials, central heating and cooling, electric heat, a heat pump, and ceiling fans. An accessible approach with ramp is provided, and the interior includes two bathrooms.
The property fronts both Rutledge Pike and Bryan Road in Rutledge, Tennessee. Public water serves the site, with a septic tank for wastewater. A storage container is also located on the property and has been used for seasonal fireworks sales.
The property fronts both Rutledge Pike and Bryan Road in Rutledge, Tennessee. Public water serves the site, with a septic tank for wastewater. A storage container is also located on the property and has been used for seasonal fireworks sales.
Key Highlights
- 1,600‑square‑foot storefront building on 0.86 acres
- Currently used as a salon
- Fronts both Rutledge Pike and Bryan Road
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
$22,982
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
5.75%
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%
$459,640
$459.6K
Cap Rate 7%
$328,314
$328.3K
Cap Rate 9%
$255,356
$255.4K
Market Conditions
NOI Build-Up for 1,600 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
$34.6K $21.60/SF
− Vacancy
−$1.7K −$1.08/SF
EGI
$32.8K $20.52/SF
− OpEx
−$9.8K −$6.16/SF
NOI
$23.0K $14.36/SF
Area
Grainger County, TN
Vacancy
5.00%
Lease Rate
$21.60 /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%
$459,640
Cap Rate 7%
$328,314
Cap Rate 9%
$255,356
Alternative Uses
Best Use
Retail
$328.3K
$287.3K – $383.0K
NOI $22,982 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$396.3K
$346.8K – $462.3K
NOI $27,740 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 37861, TN
8,790
Population
4,391
Households
2
Avg Household Size
45
Median Age
13%
College-Educated
87%
High-School Grad
98.6 sq mi
ZIP Area
89
Density / Sq Mi
$53,797
Median Household Income
$29,535
Median Earnings
$634
Median Rent
$202,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Currently configured for salon use with two bathrooms and ramp access.
Where is this storefront property located?
The property is located at 780 Bryan Road Rutledge, TN.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,600‑square‑foot storefront building on 0.86 acres; Currently used as a salon; Fronts both Rutledge Pike and Bryan Road
