Commercial Land with Highway
For Sale
$999,900
1629 S Highland Avenue, Jackson, TN 38301
Commercially zoned acreage fronts Hwy 45, where reported daily traffic exceeds 35,000 vehicles.
Property Size5,670 SF
Days on Market482
Property Features for 1629 S Highland Avenue
General Information
Standard status
Active
Size
5,670 SF
Total Parking Spaces
30
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,662
Building Details
Building Size
5,670 SF
Year Built
1963
Stories
1
Listing Agency:
Ragan Realty Group
(731) 267-1932
Listed By:
Brandi Ragan · License #333847
(731) 267-1932
Source:
Larealtyllc
Added: May 7, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:09PM
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 Ragan Realty Group
Investment Insights
Based on property information with market context.
This 2.5-acre commercial land parcel at 1629 S Highland Avenue in Jackson, Tennessee, provides 239 feet of frontage along Hwy 45. The property is designated for commercial use and sits within the South Madison commercial corridor.
Reported traffic volume exceeds 35,000 vehicles per day. Potential applications identified for the site include a shopping center, sit-down restaurant, medical office, or event center, along with other commercial ventures. The parcel’s highway exposure and substantial frontage support consideration of several commercial development concepts.
Reported traffic volume exceeds 35,000 vehicles per day. Potential applications identified for the site include a shopping center, sit-down restaurant, medical office, or event center, along with other commercial ventures. The parcel’s highway exposure and substantial frontage support consideration of several commercial development concepts.
Key Highlights
- 2.5‑acre commercial land parcel
- 239 feet of frontage along Hwy 45
- Reported daily traffic exceeds 35,000 vehicles
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
$57,928
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
5.79%
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%
$1,158,560
$1.2M
Cap Rate 7%
$827,543
$827.5K
Cap Rate 9%
$643,644
$643.6K
Market Conditions
NOI Build-Up for 5,670 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
$85.1K $15.00/SF
− Vacancy
−$2.3K −$0.41/SF
EGI
$82.8K $14.59/SF
− OpEx
−$24.8K −$4.38/SF
NOI
$57.9K $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%
$1,158,560
Cap Rate 7%
$827,543
Cap Rate 9%
$643,644
Alternative Uses
Best Use
Retail
$827.5K
$724.1K – $965.5K
NOI $57,928 @ 7.0% cap · market cap 5.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,730 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
225
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
Market
Vacancy Rate% for Retail 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?
Commercial land - Commercially zoned acreage fronts Hwy 45, where reported daily traffic exceeds 35,000 vehicles.
Where is this commercial land located?
The property is located at 1629 S Highland Avenue Jackson, TN.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 2.5‑acre commercial land parcel; 239 feet of frontage along Hwy 45; Reported daily traffic exceeds 35,000 vehicles
