Retail Space Next to Methodist
For Sale
$250,000
223 N Main St, Dickson, TN 37055
For sale retail property at 223 N Main St in Dickson, located next to the Methodist Church.
Property Size1,692 SF
Days on Market114
Property Features for 223 N Main St
General Information
Standard status
Active
Size
1,692 SF
Zoning
B2
Building Details
Building Size
1,692 SF
Year Built
1926
Listing Agency:
E4 Real Estate Group, LLC
Listed By:
R. Scott England · License #319504
(615) 202-2100
Source:
Evrealestate
Added: May 14
Changed: Sep 3
Last Checked: Sep 4 at 3:48AM
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 E4 Real Estate Group, LLC
Investment Insights
Based on property information with market context.
This for-sale retail space is located at 223 N Main St in Dickson, Tennessee. The property is identified in public remarks as “Old Shear Magic.”
Directions provided indicate that it is reached by going north from Downtown Dickson on Main Street, with the property located next to the Methodist Church.
The asset is positioned for retail use along Main Street within Dickson County.
Directions provided indicate that it is reached by going north from Downtown Dickson on Main Street, with the property located next to the Methodist Church.
The asset is positioned for retail use along Main Street within Dickson County.
Key Highlights
- Retail property for sale at 223 N Main St in Dickson
- Located next to the Methodist Church (Old Shear Magic)
- Built in 1926
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
$19,507
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
7.80%
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%
$390,140
$390.1K
Cap Rate 7%
$278,671
$278.7K
Cap Rate 9%
$216,744
$216.7K
Market Conditions
NOI Build-Up for 1,692 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
$30.5K $18.00/SF
− Vacancy
−$2.6K −$1.53/SF
EGI
$27.9K $16.47/SF
− OpEx
−$8.4K −$4.94/SF
NOI
$19.5K $11.53/SF
Area
Dickson County, TN
Vacancy
8.50%
Lease Rate
$18.00 /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%
$390,140
Cap Rate 7%
$278,671
Cap Rate 9%
$216,744
Alternative Uses
Best Use
Retail
$278.7K
$243.8K – $325.1K
NOI $19,507 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$496.0K
$434.0K – $578.7K
NOI $34,720 @ 7.0% cap · market cap 13.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,158
Businesses Nearby
5k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,358 visits/mo
0.0 miles
Demographics for 37055, TN
29,319
Population
12,160
Households
2.4
Avg Household Size
40
Median Age
20%
College-Educated
91%
High-School Grad
201.7 sq mi
ZIP Area
145
Density / Sq Mi
$69,283
Median Household Income
$41,808
Median Earnings
$1,034
Median Rent
$258,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - For sale retail property at 223 N Main St in Dickson, located next to the Methodist Church.
Where is this retail space located?
The property is located at 223 N Main St Dickson, TN.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Retail property for sale at 223 N Main St in Dickson; Located next to the Methodist Church (Old Shear Magic); Built in 1926
