Automotive NNN
New
For Sale
$500,000
1089 S Highland Avenue, Jackson, TN 38301
Commercial Sale, Jackson, TN
Property Size2,000 SF
Lot Size2.99 Acres
Price / SF$250
Days on Market1
Property Features for 1089 S Highland Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
B-5 Highway Business
Parking
100
Elementary school district
Jackson Madison Consolidated District
Directions
Intersection of 45 Byp & S Highland - 3 Miles on Left
Standard status
Active
APN
100 011.01
Size
2,000 SF
Lot size
2.99 Acres
Taxes and HOA fees
Tax Annual Amount
3618
Utilities
Utilities
Cable Available
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2009
Floors in Building
1
Building materials
Aluminum Siding
Roof type
Shingle
Listing Agency:
Hickman Realty Group Inc.-Jack
(731) 664-1006
Listed By:
Chris Carothers · License #250361
(731) 616-9464
Added: Oct 1
Last Checked: Oct 1 at 7:06PM
MLS# 2604646
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 2,000-square-foot automotive sales property sits on 2.99 acres and was built in 2009. Improvements include aluminum siding, a shingle roof, central air conditioning, and electric cooling. Public water and cable availability are noted, and a billboard is also associated with the property.
The existing tenant lease runs through March 31, 2028, with rent increases during option periods. The property is located in a flood plain.
The existing tenant lease runs through March 31, 2028, with rent increases during option periods. The property is located in a flood plain.
Key Highlights
- 2.99‑acre parcel with a 2,000‑square‑foot automotive sales property
- Existing tenant lease runs through March 31, 2028
- Rent increases apply during option periods
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
$20,433
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%
$408,660
$408.7K
Cap Rate 7%
$291,900
$291.9K
Cap Rate 9%
$227,033
$227.0K
Market Conditions
NOI Build-Up for 2,000 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
$30.0K $15.00/SF
− Vacancy
−$810 −$0.41/SF
EGI
$29.2K $14.59/SF
− OpEx
−$8.8K −$4.38/SF
NOI
$20.4K $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%
$408,660
Cap Rate 7%
$291,900
Cap Rate 9%
$227,033
Alternative Uses
Best Use
Retail
$291.9K
$255.4K – $340.6K
NOI $20,433 @ 7.0% cap · market cap 4.09%
Second Best
Industrial
$118.0K
$103.3K – $137.7K
NOI $8,263 @ 7.0% cap · market cap 1.65%
Theoretical Best
Office A
$411.8K
$360.4K – $480.5K
NOI $28,829 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
36,000 VPD
Traffic count
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 38301, TN
34,170
Population
15,769
Households
2.2
Avg Household Size
37
Median Age
16%
College-Educated
85%
High-School Grad
150.9 sq mi
ZIP Area
226
Density / Sq Mi
$40,062
Median Household Income
$28,542
Median Earnings
$958
Median Rent
$119,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
NNN property - An existing net-lease arrangement includes rent increases during option periods.
Where is this nnn property located?
The property is located at 1089 S Highland Avenue Jackson, TN.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 2.99‑acre parcel with a 2,000‑square‑foot automotive sales property; Existing tenant lease runs through March 31, 2028; Rent increases apply during option periods
