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    Luxury Estate in Williamson County Title is generated by Realmo AI

    7948 Daugherty Capley Rd, Primm Springs, TN 38476

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    For Sale
    $9,995,000

    Mediterranean-style estate on 35 acres near Leipers Fork.

    Type:Land or Vacant Lot
    Property size:
    10,000 SF
    Lot size:
    35.70 Acres
    Price / SF:
    $999/SF
    Added:
    Jun 9, 2025
    Days on Market:
    362
    Last Refresh:
    Apr 5 at 9:26 pm

    Property Features for 7948 Daugherty Capley Rd

    General Information

    Standard status
    Active
    Size
    10,000 SF
    Lot size
    35.70 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    TOM SULLIVAN

    Listing agent TOM SULLIVAN

    Listing office COVEY RISE PROPERTIES LLC

    Listing date Jun 9, 2025

    Source Corcoran

    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 COVEY RISE PROPERTIES LLC

    HighLights

    • Discover this 35‑acre private estate in Williamson County, featuring mature hardwoods, a creek, and a one‑acre fishing pond.
    • Benefit from advanced infrastructure, including a rainwater harvesting system, purified water reserve, and robust power capacity.
    • The gourmet kitchen includes dual sinks and an oversized scullery/prep kitchen.
    • Enjoy the convenience of an elevator connecting all levels, plus 5 garages and 4 gas fireplaces.
    • The basement is an entertainer's dream, with a wine cellar, bar/entertainment area, theater, and guest bedroom.
    • Approved 5‑bedroom perk site for future guest home or barn with living quarters.

    Overview

    This extraordinary estate embodies Mediterranean architecture and offers a refined lifestyle within Williamson County. Situated on 35 acres of wooded terrain, the property includes a year-round creek, west-facing sunsets, and a one-acre fishing pond. The home features a gourmet kitchen with dual sinks and an oversized scullery/prep kitchen. The master suite includes a private balcony and spa-quality bathroom. The main level features a bedroom suite with a full bath, two half guest baths, a crossfit gym, a BBQ terrace, and formal living spaces. The second level has the primary suite, three bedrooms each with en-suite baths, and a lounge area with balcony access. The basement includes a wine cellar, bar and entertainment area, a theater, and a guest bedroom. The home also features 5 garages, 4 gas fireplaces, and an elevator that connects all levels. An additional 5-bedroom perk site is approved for a future guest home or barn with living quarters. The property includes a rainwater harvesting system that collects water from the 10,000 sq ft roof into a 10,000-gallon underground cistern, prioritized to fill and sustain the pond, with overflow diverted to home use. A water management system ensures reliability with a 7,500-gallon purified reserve and a backup well connection. The property has 1440V underground service from the street delivers 800 amps to a main distribution panel and six sub-panels (4x200A, 2x100A). The grounds feature mature hardwoods and creekside areas, offering privacy while being close to Leipers Fork, Franklin, and Nashville.
    Property Profile Location Intelligence

    Current Use by Public Records

    Specialty properties

    Suggested Use

    Hair Salon Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Primm Springs
    County
    Williamson
    State
    Tennessee
    Longitude
    -87.1948
    Latitude
    35.8874

    FAQs

    What type of property is this?
    Specialty property - Mediterranean-style estate on 35 acres near Leipers Fork.
    Where is this specialty property located?
    The property is located at 7948 Daugherty Capley Rd Primm Springs, TN.
    What is the asking price?
    The asking price for this property is $9,995,000.
    What are key features of this property?
    This property features: Discover this 35‑acre private estate in Williamson County, featuring mature hardwoods, a creek, and a one‑acre fishing pond.; Benefit from advanced infrastructure, including a rainwater harvesting system, purified water reserve, and robust power capacity.; The gourmet kitchen includes dual sinks and an oversized scullery/prep kitchen.
    (615) 709-6050
    We can help!
    Listing Contact
    TOM SULLIVAN
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    7948 Daugherty Capley Rd, Primm Springs, TN 38476
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