Climate-Controlled Self-Storage
New
For Sale
$6,000,000
939 Tiny Town Rd, Clarksville, TN 37042
Self-storage property with a mix of climate-controlled and traditional units, supported by unmanned operations and established occupancy.
Property Size48,000 SF
Price / SF$125
Days on Market3
Property Features for 939 Tiny Town Rd
General Information
Standard status
Active
Size
48,000 SF
Property subtype
Self-Storage Facility
Occupancy
88%
Additional Details
Self-Storage Units
337
Amenities
38,225 rentable sq ft self-storage facility located in rapidly growing Clarksville, Tennessee. The property features 337 total units, including 138 climate and 199 non-climate units.
Current physical occupancy of 87.5%. Benefiting from a diverse economic base anchored by Fort Campbell, as well as major employers including Google, LG Electronics, LG Hankook Tire, Amazon, etc.
The city also benefits from its strategic location along I-24, approximately 40 minutes northwest of Nashville, providing access to the broader Nashville MSA while maintaining strong local employment.
Building Details
Building Size
48,000 SF
Year Built
2006
Listing Agency:
Marcus & Millichap | Birmingham
Listed By:
Eddie Greenhalgh · License #License(s): AL: 0000882980
(205) 510-9111
Source:
Marcusmillichap
Added: Sep 16
Last Checked: Sep 18 at 3:57AM
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 Marcus & Millichap | Birmingham
Investment Insights
Based on property information with market context.
Top Storage is a self-storage facility at 939 Tiny Town Rd in Clarksville, Tennessee, built in 2006. The property includes 38,225 RSF across 337 units, with 138 climate-controlled units and 199 non-climate-controlled units. Current occupancy is 87%, and operations are unmanned with out-of-state management.
The facility is positioned on Tiny Town Road, with access to I-24 and an approximately 40-minute drive to Nashville. Fort Campbell and the 101st Airborne Division are identified as area demand drivers, while Google, LG, Amazon, Hankook, Bridgestone, and Trane are listed among the major employers serving the market.
The facility is positioned on Tiny Town Road, with access to I-24 and an approximately 40-minute drive to Nashville. Fort Campbell and the 101st Airborne Division are identified as area demand drivers, while Google, LG, Amazon, Hankook, Bridgestone, and Trane are listed among the major employers serving the market.
Key Highlights
- 38,225 RSF self‑storage facility with 337 units
- 138 climate‑controlled and 199 non‑climate‑controlled units
- 87% current occupancy
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
$408,038
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
6.80%
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%
$8,160,760
$8.2M
Cap Rate 7%
$5,829,114
$5.8M
Cap Rate 9%
$4,533,756
$4.5M
Market Conditions
NOI Build-Up for 48,000 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
$633.6K $13.20/SF
− Vacancy
−$50.7K −$1.06/SF
EGI
$582.9K $12.14/SF
− OpEx
−$174.9K −$3.64/SF
NOI
$408.0K $8.50/SF
Area
Clarksville, TN
Vacancy
8.00%
Lease Rate
$13.20 /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%
$8,160,760
Cap Rate 7%
$5,829,114
Cap Rate 9%
$4,533,756
Alternative Uses
Best Use
Self Storage
$5.83M
$5.10M – $6.80M
NOI $408,038 @ 7.0% cap · market cap 6.80%
Second Best
Warehouse
$4.89M
$4.28M – $5.70M
NOI $342,230 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$8.06M
$7.05M – $9.40M
NOI $564,019 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
130
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Self storage facility - Self-storage property with a mix of climate-controlled and traditional units, supported by unmanned operations and established occupancy.
Where is this self storage facility located?
The property is located at 939 Tiny Town Rd Clarksville, TN.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: 38,225 RSF self‑storage facility with 337 units; 138 climate‑controlled and 199 non‑climate‑controlled units; 87% current occupancy
