Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    3901 Us Highway 45 Henderson, TN 38340

    View on Map
    For Sale
    $2,500,000

    33 ACRES COMMERCIAL LAND FOR SALE BY OWNER IN TENNESSEE

    Property size:
    1,437,480 SF
    Lot size:
    33.00 Acres
    Added:
    Nov 10, 2025
    Days on Market:
    148
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 3901 Us Highway 45

    General Information

    Standard status
    Active
    Property type
    Other retail properties, Retail properties & Spaces
    Size
    1,437,480 SF
    Lot size
    33.00 Acres

    We can help!

    Listing Contact
    Dave Mccormack

    Listing agent Dave

    Listing office

    Listing date Nov 10, 2025

    Overview

    33 Acres Commercial Land Available

    This 33-acre commercial land parcel, approximately 80% cleared of trees, is available for sale. Situated directly on a major four-lane US Highway 45 at the intersection corner with Wilson School Road, the property benefits from high visibility and accessibility. All utilities are available at the property line, with a nearby power sub-station. The site is suitable for a large-scale business, such as a truck fuel stop, warehousing, truck terminal, distribution center, vehicle sales and repairs, a hotel, or equipment rental, among other uses. Located near other large industrial ventures, the property is in a business-friendly city, within a business-friendly state and county, known for its mild winters. The property is located on the northwest corner of the intersection of US Hwy 45 and Wilson School Road. The property size is 1437480 PropertySizeUnits.
    Location Intelligence

    Current Use by Public Records

    Retail properties & Spaces

    Suggested Use

    Restaurant Dental Office Auto Repair Shop Building Supply Big Box & Wholesale Store Gym & Fitness Center Department Store Food Market Storage Facility Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Henderson
    County
    Chester
    State
    Tennessee
    Longitude
    -88.6935
    Latitude
    35.470674

    Nearby Similar for Sale

    • $264,900
      4,094 SF

      Henderson Commercial Building with Tenants

      Commercial building in Henderson, TN with four tenants.
      S110 S Washington Avenue, Henderson, TN 38340
      View Details
    • $850,000
      5,952 SF

      Secluded Cabins on 12.81 Acres

      Seven cabins on 12.81 acres near Chickasaw State Park.
      115 Chalet Lane, Henderson, TN 38340
      View Details
    • $375,000
      6,000 SF

      Retail Property Near Highway 45

      Vacant retail building near Highway 45 and downtown Henderson, TN.
      224 S Church Avenue, Henderson, TN 38340
      View Details
    • $3,900,000
      17,962 SF

      18,000 SF Flex Property

      18,000 SF flex space on over 4 acres.
      1170 Us Highway 45, Henderson, TN 38340
      View Details
    • $670,000
      11,602 SF

      Henderson Commercial Property For Sale

      Commercial property in Henderson, TN, with excellent access and parking.
      123 N Church Avenue N, Henderson, TN 38340
      View Details
    • $335,000
      4,968 SF

      Versatile Commercial Building on Highway

      Adaptable commercial building with highway access and tenant income.
      865 US Highway 45 North, Henderson, TN 38340
      View Details
    • $670,000

      Versatile Commercial Property with Parking

      Adaptable commercial space with ample parking and easy access.
      123 N Church N Avenue, Henderson, TN 38340
      View Details
    • $335,000
      4,968 SF

      Versatile Commercial Building on Highway

      Adaptable commercial building with highway access and tenant income.
      865 US Highway 45 North, Henderson, TN 38340
      View Details
    • $335,000
      4,968 SF

      Highway Commercial Building For Sale

      Commercial building with flexible layout and highway access in Henderson.
      865 US Highway 45 N, Henderson, TN 38340
      View Details

    FAQs

    What type of property is this?
    Other retail property - 33 ACRES COMMERCIAL LAND FOR SALE BY OWNER IN TENNESSEE
    Where is this other retail property located?
    The property is located at 3901 Us Highway 45 Henderson, TN.
    What is the asking price?
    The asking price for this property is $2,500,000.
    (602) 510-5444
    We can help!
    Listing Contact
    Dave Mccormack
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!