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    The Largest CRE Database in the US with Over 1 Million Listings

    3901 Us Highway 45 Henderson, TN 38340

    Sponsored
    For Sale
    $2,500,000

    33 ACRES COMMERCIAL LAND FOR SALE BY OWNER IN TENNESSEE

    Property size:
    1,437,480 SF

    Description

    Added:
    Nov 10, 2025
    Days on Market:
    75
    33 Acres Of Commercial Land. Can Be Easily Made Development Ready. Approx 80% Cleared Of trees.
    Directly On Major 4 Lane US Hwy 45 With Intersection Corner With Wilson School Road.
    All Utilities Available At Property Line ... Nearby Power Sub Station

    Exceptional Site For Large Scale Business ... Truck Fuel Stop, Warehousing, Truck Terminal, Distribution,
    Vehicle Sales-Repairs, Hotel, Equipment Rental, 100's Of Other Uses!

    Located Near Other Large Industrial Ventures. Business Friendly City, Within A Business Friendly State and County. Mild Winters.

    3901 May Not Be The Accurate Address ... Utilized For Google Maps To Locate
    Property Is On The North West Corner Of The Intersection Of US Hwy 45 and Wilson School Road.

    See Specs, Photos, Videos At:
    https://hdtrucksandequipmentsales.com/property/

    An Absolute Steal At Only $2,500,000

    CONTACT OWNER AT (602) 510-5444 ..... Or Email To: [email protected]

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    Property Features for 3901 Us Highway 45

    General Information

    Property type
    Other retail properties
    Square Feet
    1,437,480 SF
    Lot Size
    1,437,480 SF

    We can help!

    Listing Contact
    Dave Mccormack

    Learn more

    Location Intelligence

    Current Use by Public Records

    Retail properties

    Suggested Use

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

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

    Location Insight

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

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    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
    Request Owner's contact information
    3901 Us Highway 45 Henderson, TN 38340
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    Henderson, TN 38340
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    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
    3901 Us Highway 45 Henderson, TN 38340
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    We can help!
    Listing Contact
    Dave Mccormack
    (602) 510-5444
    Learn more
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