Single-Story Brick Office
For Sale
$749,900
57 Directors Row, Jackson, TN 38305
Commercial Sale, Jackson, TN
Property Size4,828 SF
Lot Size0.80 Acres
Price / SF$155.32
Days on Market212
Property Features for 57 Directors Row
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial I/O
Parking
30
Security features
Security System
Elementary school district
Jackson Madison Consolidated District
Directions
From the intersection of North Highland and Ridgecrest, head East on Ridgecrest one block. The turn left into Madison Square Office park. Take a right on to Directors Row, the property will be on the left corner.
Standard status
Active
APN
056H A 050.00
Size
4,828 SF
Lot size
0.80 Acres
Taxes and HOA fees
Tax Annual Amount
4712
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central, Forced Air
Cooling system
Electric, Central Air
Water source
Public
Amenities
drive-thru window with canopy
secure safe room
standby generator
wired for sound system
wired for TV
alarm security system
Building Details
Year built
1978
Floors in Building
1
Flooring type
Carpet, Vinyl, Tile
Building materials
Brick Veneer
Roof type
Flat
Listing Agency:
HCB Corporation DBA
(731) 554-2079
Listed By:
Chris W. Alexander · License #326115
(731) 267-5067
Added: Feb 19
Changed: Sep 13
Last Checked: Sep 19 at 2:06AM
MLS# 2600687
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 single-story brick office building provides approximately 4,828 square feet on a 0.8-acre parcel. Interior improvements include vinyl, carpet, and tile flooring, refreshed paint, updated fixtures, and enhanced HVAC systems with natural gas heating and central air conditioning. A drive-thru window with canopy, secure safe room, standby generator, alarm system, and wiring for sound and television systems add operational functionality.
The property is positioned near North Highland Avenue, Highway 45, and Interstate 40, with approximately 370 feet of frontage and on-site parking. Public water and public sewer serve the site, while cable service is available. Built in 1978, the office offers a practical setting for an owner-user or investor seeking a specialized commercial building with established site improvements.
The property is positioned near North Highland Avenue, Highway 45, and Interstate 40, with approximately 370 feet of frontage and on-site parking. Public water and public sewer serve the site, while cable service is available. Built in 1978, the office offers a practical setting for an owner-user or investor seeking a specialized commercial building with established site improvements.
Key Highlights
- Approximately 4,828 square feet on 0.8 acres
- Approximately 370 feet of frontage
- Single‑story brick construction built in 1978
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
$51,521
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
6.87%
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%
$1,030,420
$1.0M
Cap Rate 7%
$736,014
$736.0K
Cap Rate 9%
$572,456
$572.5K
Market Conditions
NOI Build-Up for 4,828 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
$82.3K $17.04/SF
− Vacancy
−$13.6K −$2.81/SF
EGI
$68.7K $14.23/SF
− OpEx
−$17.2K −$3.56/SF
NOI
$51.5K $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%
$1,030,420
Cap Rate 7%
$736,014
Cap Rate 9%
$572,456
Alternative Uses
Best Use
Office B
$736.0K
$644.0K – $858.7K
NOI $51,521 @ 7.0% cap · market cap 6.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$994.2K
$869.9K – $1.16M
NOI $69,593 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
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
Check the figures for this property
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Updated professional setting with a drive-thru window, secure safe room, and standby generator.
Where is this office building located?
The property is located at 57 Directors Row Jackson, TN.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Approximately 4,828 square feet on 0.8 acres; Approximately 370 feet of frontage; Single‑story brick construction built in 1978
