Versatile Commercial Property on
For Sale
Contact for pricing
Pending
846 Cumberland Dr, Clarksville, TN 37040
Commercial property with office, retail, and storage potential.
Property Size1,370 SF
Lot Size1.07 Acres
Days on Market179
Property Features for 846 Cumberland Dr
General Information
Standard status
Pending
Size
1,370 SF
Lot size
1.07 Acres
Property subtype
Office, Retail
Zoning
C2
Building Details
Year Built
1950
Tenancy
Single
Listing Agency:
Byers & Harvey Real Estate and Managment
(931) 920-6792
Listed By:
Jason Daugherty · License #280619
Source:
Crexi
Added: Feb 13
Changed: Aug 8
Last Checked: Jul 26 at 4:21PM
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 Byers & Harvey Real Estate and Managment
Investment Insights
Based on property information with market context.
This commercial property, suitable for an owner-user business or investment, features 1.07 acres improved with a 602 square foot brick office/retail building, a 768 square foot office annex building, and a detached garage/workshop, according to tax records. An expansive paved and graveled area allows for on-site vehicle storage and customer parking. Located on Cumberland Drive, the property benefits from high traffic and visibility, offering signage opportunities and consistent business exposure. The C2 zoning provides versatility for various business uses.
Key Highlights
- High traffic, high visibility location on Cumberland Drive
- Versatile C2 zoning
- 1.07 acre property with expansive paved and graveled area for vehicle storage and customer 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
$13,036
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
3.96%
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%
$260,720
$260.7K
Cap Rate 7%
$186,229
$186.2K
Cap Rate 9%
$144,844
$144.8K
Market Conditions
NOI Build-Up for 1,370 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
$19.7K $14.40/SF
− Vacancy
−$1.1K −$0.81/SF
EGI
$18.6K $13.59/SF
− OpEx
−$5.6K −$4.08/SF
NOI
$13.0K $9.52/SF
Area
Clarksville, TN
Vacancy
5.60%
Lease Rate
$14.40 /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%
$260,720
Cap Rate 7%
$186,229
Cap Rate 9%
$144,844
Alternative Uses
Best Use
Retail
$186.2K
$163.0K – $217.3K
NOI $13,036 @ 7.0% cap · market cap 3.96%
Second Best
Office B
$179.7K
$157.2K – $209.6K
NOI $12,577 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$230.0K
$201.2K – $268.3K
NOI $16,098 @ 7.0% cap · market cap 4.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Explore this area
Business Placement
Demographics for 37040, TN
60,382
Population
24,628
Households
2.5
Avg Household Size
31
Median Age
30%
College-Educated
94%
High-School Grad
92.8 sq mi
ZIP Area
651
Density / Sq Mi
$65,331
Median Household Income
$40,621
Median Earnings
$1,177
Median Rent
$242,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Commercial property with office, retail, and storage potential.
Where is this office building located?
The property is located at 846 Cumberland Dr Clarksville, TN.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: High traffic, high visibility location on Cumberland Drive; Versatile C2 zoning; 1.07 acre property with expansive paved and graveled area for vehicle storage and customer parking
