Highway Frontage Flex
For Sale
$1,175,000
1569 Highway 70 E, Jackson, TN 38305
Commercial Sale, Jackson, TN
Property Size11,160 SF
Lot Size9.40 Acres
Price / SF$261.11
Days on Market71
Property Features for 1569 Highway 70 E
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial building in Jackson TN, Not in the city limits but in Madison County
Parking
10
Fencing
Chain Link
Elementary school district
Jackson Madison Consolidated District
Directions
Head south 3.0 miles from interstate I-40 at exit 87 and the destination is on the right
Standard status
Active
APN
064 068.00
Size
4,500 SF
Lot size
9.40 Acres
Taxes and HOA fees
Tax Annual Amount
1446
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
central heating and air
fully renovated kitchen
washer and dryer hookups
Building Details
Year built
1990
Floors in Building
2
Flooring type
Vinyl, Concrete
Building materials
Aluminum Siding, Steel Frame
Roof type
Metal
Listing Agency:
Nest Realty
(731) 265-6800
Listed By:
Brock Blakemore · License #381452
(731) 487-1840
Added: Jun 27
Changed: Sep 4
Last Checked: Sep 5 at 5:06PM
MLS# 2603090
Copyright © 2026 Central West Tennessee 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 flex property combines office and warehouse improvements on 9.4 acres with highway frontage and two separate road entrances. The office area includes a private front entry, central heating and air, a renovated kitchen, and a bathroom with washer and dryer hookups. Additional rooms and a full bathroom provide adaptable workspace.
The warehouse includes three oversized bay doors, welding outlets, floor drains, gas heat, multiple electrical receptacles, and extensive lighting. Front and rear parking areas are illuminated, while the site offers room for equipment, inventory, or fleet vehicles. A 1.25-acre fenced section includes keypad gate access and 17 bays. The property also has public water and sewer, a metal roof, and proximity to I-40 and HWY 412.
The warehouse includes three oversized bay doors, welding outlets, floor drains, gas heat, multiple electrical receptacles, and extensive lighting. Front and rear parking areas are illuminated, while the site offers room for equipment, inventory, or fleet vehicles. A 1.25-acre fenced section includes keypad gate access and 17 bays. The property also has public water and sewer, a metal roof, and proximity to I-40 and HWY 412.
Key Highlights
- 9.4‑acre commercial site with highway frontage
- Two road entrances provide separate access points
- Warehouse features three oversized bay doors, floor drains, and welding outlets
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
$48,021
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
4.09%
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%
$960,420
$960.4K
Cap Rate 7%
$686,014
$686.0K
Cap Rate 9%
$533,567
$533.6K
Market Conditions
NOI Build-Up for 4,500 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
$76.7K $17.04/SF
− Vacancy
−$12.7K −$2.81/SF
EGI
$64.0K $14.23/SF
− OpEx
−$16.0K −$3.56/SF
NOI
$48.0K $10.67/SF
Area
Madison County, TN
Vacancy
16.50%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
25.00%
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%
$960,420
Cap Rate 7%
$686,014
Cap Rate 9%
$533,567
Alternative Uses
Best Use
Office B
$686.0K
$600.3K – $800.4K
NOI $48,021 @ 7.0% cap · market cap 4.09%
Second Best
Warehouse
$511.9K
$447.9K – $597.3K
NOI $35,835 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$926.6K
$810.8K – $1.08M
NOI $64,865 @ 7.0% cap · market cap 5.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 38305, TN
52,686
Population
22,950
Households
2.3
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
128.0 sq mi
ZIP Area
412
Density / Sq Mi
$66,292
Median Household Income
$37,416
Median Earnings
$1,201
Median Rent
$221,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Flex property with office, warehouse, fenced bays, and two road entrances.
Where is this flex space located?
The property is located at 1569 Highway 70 E Jackson, TN.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: 9.4‑acre commercial site with highway frontage; Two road entrances provide separate access points; Warehouse features three oversized bay doors, floor drains, and welding outlets
