Retail Space with Highway
For Sale
Contact for pricing
135 Little Senator Cir, Clinton, TN
Shopping center with high visibility on Highway 61.
Property Size2,539 SF
Lot Size5.19 Acres
Price / SF$275.31
Days on Market292
Property Features for 135 Little Senator Cir
General Information
Standard status
Active
Size
2,539 SF
Lot size
5.19 Acres
Property subtype
RETAIL
Properties For Sale
at 135 Little Senator Cir Contact us- Size
- 2,539 SF
- Type
- RETAIL
- Availability
- AVAILABLE
135 Little Senator Circle
Prime location with 419 feet of road frontage, offering visibility from Highway 61.
Strategically...
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Listing Agency:
Realty Executives Associates
(865) 809-1777
Listed By:
Beth Pyne · License #TN0203
(865) 809-1777
Source:
Moodyscre
Added: Nov 3, 2025
Changed: Aug 14
Last Checked: Aug 21 at 11:53AM
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 Realty Executives Associates
Investment Insights
Based on property information with market context.
The property at 135 Little Senator Circle features a shopping center building situated on an additional acre. It offers 419 feet of road frontage and visibility from Highway 61. The location is strategically positioned just off the Norris Clinton Exit, an area experiencing rapid growth. This property presents a versatile opportunity for entrepreneurs, investors, or developers looking for a strategic foothold in a dynamic and growing area. The building has a size of 2,539 square feet.
Key Highlights
- Prime location with 419 feet of road frontage and visibility from Highway 61.
- Strategically situated just off the rapidly growing Norris Clinton Exit.
- Potential for growth and development in a dynamic and growing area.
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
$36,470
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
5.22%
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%
$729,400
$729.4K
Cap Rate 7%
$521,000
$521.0K
Cap Rate 9%
$405,222
$405.2K
Market Conditions
NOI Build-Up for 2,539 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
$54.8K $21.60/SF
− Vacancy
−$2.7K −$1.08/SF
EGI
$52.1K $20.52/SF
− OpEx
−$15.6K −$6.16/SF
NOI
$36.5K $14.36/SF
Area
Anderson County, TN
Vacancy
5.00%
Lease Rate
$21.60 /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%
$729,400
Cap Rate 7%
$521,000
Cap Rate 9%
$405,222
Alternative Uses
Best Use
Retail
$521.0K
$455.9K – $607.8K
NOI $36,470 @ 7.0% cap · market cap 5.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$628.9K
$550.3K – $733.7K
NOI $44,020 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
6k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,854 visits/mo
0.4 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Anderson Crossing Shopping Center — 3310 Andersonville Hwy, Andersonville, TN 37705
Frequently Asked Questions
What type of property is this?
Shopping center - Shopping center with high visibility on Highway 61.
Where is this shopping center located?
The property is located at 135 Little Senator Cir Clinton, TN.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Prime location with **419 feet of road frontage and visibility from Highway 61**.; Strategically situated just off the rapidly growing Norris Clinton Exit.; Potential for growth and development in a dynamic and growing area.
