Office Suites on Memorial
For Sale
Contact for pricing
1850 Memorial Dr, Clarksville, TN 37043
Three office suites with high visibility and income potential.
Property Size3,056 SF
Price / SF$325.59
Days on Market182
Property Features for 1850 Memorial Dr
General Information
Standard status
Active
Size
3,056 SF
Property subtype
Office
Zoning
01
Building Details
Year Built
1998
Buildings
1
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Byers & Harvey Real Estate and Managment
(931) 920-6792
Listed By:
Jason Daugherty · License #280619
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 10 at 3:58PM
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 Byers & Harvey Real Estate and Managment
Investment Insights
Based on property information with market context.
This property is currently configured as three distinct office suites. Unit A offers 945 square feet, Unit B provides 1,166 square feet, and Unit C also features 945 square feet. The location provides convenient access from the high-traffic Memorial Drive, presenting an opportunity for prominent signage. Parking is available at both the front and rear of the building. This property is suitable for an owner-user looking to occupy one suite while leasing the remaining two for income, or for an investor seeking an income-generating property.
Key Highlights
- Opportunity for owner‑user to occupy one suite and lease out the other two for income.
- Potential as an income property for investors.
- High visibility signage opportunity on high‑traffic Memorial Drive.
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
$28,054
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
2.82%
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%
$561,080
$561.1K
Cap Rate 7%
$400,771
$400.8K
Cap Rate 9%
$311,711
$311.7K
Market Conditions
NOI Build-Up for 3,056 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
$55.0K $18.00/SF
− Vacancy
−$17.6K −$5.76/SF
EGI
$37.4K $12.24/SF
− OpEx
−$9.4K −$3.06/SF
NOI
$28.1K $9.18/SF
Area
Clarksville, TN
Vacancy
32.00%
Lease Rate
$18.00 /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%
$561,080
Cap Rate 7%
$400,771
Cap Rate 9%
$311,711
Alternative Uses
Best Use
Office B
$400.8K
$350.7K – $467.6K
NOI $28,054 @ 7.0% cap · market cap 2.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$513.0K
$448.9K – $598.5K
NOI $35,909 @ 7.0% cap · market cap 3.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 37043, TN
52,792
Population
22,221
Households
2.4
Avg Household Size
37
Median Age
43%
College-Educated
97%
High-School Grad
108.5 sq mi
ZIP Area
487
Density / Sq Mi
$91,871
Median Household Income
$46,602
Median Earnings
$1,208
Median Rent
$325,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Three office suites with high visibility and income potential.
Where is this office units located?
The property is located at 1850 Memorial Dr Clarksville, TN.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Opportunity for owner‑user to occupy one suite and lease out the other two for income.; Potential as an income property for investors.; High visibility signage opportunity on high‑traffic Memorial Drive.
