Jackson TN Retail Investment
For Sale
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1000 Vann Drive, Jackson, TN 38305
Retail strip center in Jackson's Vann Drive commercial corridor.
Property Size20,000 SF
Price / SF$256.75
Days on Market173
Property Features for 1000 Vann Drive
General Information
Standard status
Active
Size
20,000 SF
Class
A
Total Parking Spaces
70
Property subtype
Retail
Building Details
Year Built
2005
Units
4
Listing Agency:
Hickman Realty Group: Milan Office
(731) 571-4300
Listed By:
Scott Beasley · License #TN 343923
Source:
Crexi
Added: Mar 1
Changed: Aug 14
Last Checked: Aug 20 at 4:31AM
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 Hickman Realty Group: Milan Office
Investment Insights
Based on property information with market context.
This retail strip center is located in Jackson's dominant Vann Drive commercial corridor, just off Interstate 40. The property has a total size of 20000 square feet. Currently, the property is 74% occupied, with 14,800 square feet leased and 5,200 square feet available, providing immediate cash flow with upside through lease-up of the remaining vacancy. Anchor tenants include MyEyeDr. and the Armed Services Career Center, offering stable tenancy and consistent traffic. The center benefits from strong visibility, high daily vehicle counts, ample parking, and proximity to national retailers, restaurants, and service providers. This property presents an opportunity for investors seeking stabilized income with value-add potential in one of West Tennessee's strongest retail submarkets.
Key Highlights
- Located in Jackson's dominant Vann Drive commercial corridor, just off Interstate 40.
- Immediate cash flow with upside through lease‑up of 5,200 SF available (currently 74% occupied).
- Anchored by established tenants MyEyeDr. and the Armed Services Career Center.
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
$204,330
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
3.98%
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%
$4,086,600
$4.1M
Cap Rate 7%
$2,919,000
$2.9M
Cap Rate 9%
$2,270,333
$2.3M
Market Conditions
NOI Build-Up for 20,000 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
$300.0K $15.00/SF
− Vacancy
−$8.1K −$0.41/SF
EGI
$291.9K $14.59/SF
− OpEx
−$87.6K −$4.38/SF
NOI
$204.3K $10.22/SF
Area
Madison County, TN
Vacancy
2.70%
Lease Rate
$15.00 /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%
$4,086,600
Cap Rate 7%
$2,919,000
Cap Rate 9%
$2,270,333
Alternative Uses
Best Use
Retail
$2.92M
$2.55M – $3.41M
NOI $204,330 @ 7.0% cap · market cap 3.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.12M
$3.60M – $4.80M
NOI $288,288 @ 7.0% cap · market cap 5.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
797
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 Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Hamilton Hills Shopping Center — 581 Old Hickory Blvd, Jackson, TN 38305
- Quick-Tag — Walmart Supercenter, 2196 Emporium Dr, Jackson, TN 38305
- The Columns In Jackson,Tenn. — 1081 Vann Dr, Jackson, TN 38305
Frequently Asked Questions
What type of property is this?
Shopping center - Retail strip center in Jackson's Vann Drive commercial corridor.
Where is this shopping center located?
The property is located at 1000 Vann Drive Jackson, TN.
What is the asking price?
The asking price for this property is $5,135,000.
What are key features of this property?
This property features: Located in Jackson's dominant Vann Drive commercial corridor, just off Interstate 40.; Immediate cash flow with upside through lease‑up of 5,200 SF available (currently 74% occupied).; Anchored by established tenants MyEyeDr. and the Armed Services Career Center.
