Live-Work Creative Mixed-Use
For Sale
Contact for pricing
2562 Sam Cooper Boulevard, Memphis, TN 38112
Mixed-use space with enclosed bedrooms, full kitchen, and secured outdoor areas, sized for flexible living, office, or retail use.
Property Size1,394 SF
Price / SF$171.45
Days on Market56
Property Features for 2562 Sam Cooper Boulevard
General Information
Standard status
Active
Size
1,394 SF
Property subtype
Retail, Office, Mixed Use
Zoning
CMU-1
Site & Location
Traffic Count
35,000 vehicles/day
Fenced Yard
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
1927
Year Renovated
2018
Buildings
2
Units
6
Listing Agency:
Crye-Leike Real Estate Services
(901) 338-3226
Listed By:
Chris Garland · License #TN-232993
Source:
Crexi
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 10 at 9:31AM
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 Crye-Leike Real Estate Services
Investment Insights
Based on property information with market context.
This versatile live-work creative property combines residential-style interiors with flexible work and client use. The home includes two enclosed bedrooms, one full bath, a full kitchen, and flexible living/dining areas that can function as conference space or shared work areas. On-site improvements include gated and fenced rear parking, a fenced backyard, a storage shed, and a workshop, along with a security system. Recent upgrades include a new dishwasher, water heater, and range hood, and the stove is described as like new, supporting a move-in-ready condition.
The property is located in the Broad Avenue Arts District, described as being in the heart of the area, with Overton Park approximately two blocks away and within walking distance of restaurants, coffee shops, bars, galleries, and retail. Visibility is supported by proximity to Sam Cooper Boulevard, with the remarks citing approximately 35,000 cars passing daily on nearby Sam Cooper.
Zoned for residential, office, and retail use, this configuration can support a variety of owner-operator and small business scenarios where day-to-day work and personal space are on the same site. The combination of fenced outdoor areas and secured parking can also be helpful for tenants or buyers looking for practical, self-contained functionality alongside flexible indoor space.
The property is located in the Broad Avenue Arts District, described as being in the heart of the area, with Overton Park approximately two blocks away and within walking distance of restaurants, coffee shops, bars, galleries, and retail. Visibility is supported by proximity to Sam Cooper Boulevard, with the remarks citing approximately 35,000 cars passing daily on nearby Sam Cooper.
Zoned for residential, office, and retail use, this configuration can support a variety of owner-operator and small business scenarios where day-to-day work and personal space are on the same site. The combination of fenced outdoor areas and secured parking can also be helpful for tenants or buyers looking for practical, self-contained functionality alongside flexible indoor space.
Key Highlights
- 1927 mixed‑use property with approx. 1,400 sq. ft.
- 2 enclosed bedrooms, 1 full bath, full kitchen, and flexible living/dining areas for office or shared workspace use.
- Zoned for residential, office, and retail use.
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
$21,328
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
8.92%
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%
$426,560
$426.6K
Cap Rate 7%
$304,686
$304.7K
Cap Rate 9%
$236,978
$237.0K
Market Conditions
NOI Build-Up for 1,394 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
$33.5K $24.00/SF
− Vacancy
−$5.0K −$3.60/SF
EGI
$28.4K $20.40/SF
− OpEx
−$7.1K −$5.10/SF
NOI
$21.3K $15.30/SF
Area
Memphis, TN
Vacancy
15.00%
Lease Rate
$24.00 /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%
$426,560
Cap Rate 7%
$304,686
Cap Rate 9%
$236,978
Alternative Uses
Best Use
Office B
$304.7K
$266.6K – $355.5K
NOI $21,328 @ 7.0% cap · market cap 8.92%
Second Best
Mixed Use
$242.0K
$211.7K – $282.3K
NOI $16,937 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$412.0K
$360.5K – $480.7K
NOI $28,839 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
35,000 VPD
Traffic count
Turnkey business
Opportunity
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
Explore this area
Business Placement
Demographics for 38112, TN
16,970
Population
7,425
Households
2.3
Avg Household Size
32
Median Age
38%
College-Educated
85%
High-School Grad
4.8 sq mi
ZIP Area
3,535
Density / Sq Mi
$52,639
Median Household Income
$29,576
Median Earnings
$969
Median Rent
$206,900
Median Home Value
Market
Vacancy Rate% for Office in Memphis, TN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Mixed-use space with enclosed bedrooms, full kitchen, and secured outdoor areas, sized for flexible living, office, or retail use.
Where is this live-work space located?
The property is located at 2562 Sam Cooper Boulevard Memphis, TN.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: 1927 mixed‑use property with approx. 1,400 sq. ft.; 2 enclosed bedrooms, 1 full bath, full kitchen, and flexible living/dining areas for office or shared workspace use.; Zoned for residential, office, and retail use.
