Temperature-Controlled Flex Space with Loading
For Sale
$1,425,000
Pending
4450 Highway 45 N, Jackson, TN 38305
COMMERCIAL - Jackson, TN
Property Size14,400 SF
Days on Market836
Property Features for 4450 Highway 45 N
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Property Type : Commercial Land Us: Retail Trade - Bldg & Farm Improvement Type: Off Class S
Parking
50
Directions
From the intersection of Oil Well Road and US 45 bypass head north. Take the US45 S/north highland exit. In .1 miles turn left and the building is on the right.
Standard status
Pending
APN
027 026.01
Size
14,400 SF
Taxes and HOA fees
Tax Annual Amount
3714
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric
Building Details
Year built
1979
Floors in Building
1
Flooring type
Vinyl, Tile - Ceramic, Concrete
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Home and Farms Realty
(731) 599-4358
Listed By:
Kimberly Evans · License #354123
(731) 697-8558
Added: May 8, 2024
Changed: Aug 4
Last Checked: Aug 21 at 8:06PM
MLS# 242492
Copyright © 2026 Central West Tennessee Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Temperature-controlled flex space offering a combined warehouse/office/multipurpose layout in a metal-siding building with a metal roof. The interior includes concrete flooring plus vinyl and ceramic tile, supported by natural gas central heating and electric cooling.
The property includes oversized ground-level loading doors for straightforward access and supports parking for 45+ vehicles. Built in 1979, the facility is positioned at 4450 Highway 45 N in Jackson, TN 38305 within Madison County.
With its mix of warehouse space and office/multipurpose rooms, the building can support a range of light industrial and operational needs where climate control and loading access are important.
The property includes oversized ground-level loading doors for straightforward access and supports parking for 45+ vehicles. Built in 1979, the facility is positioned at 4450 Highway 45 N in Jackson, TN 38305 within Madison County.
With its mix of warehouse space and office/multipurpose rooms, the building can support a range of light industrial and operational needs where climate control and loading access are important.
Key Highlights
- 14,400 SF temperature‑controlled warehouse/office/multipurpose flex space
- Oversized ground level loading doors
- 45+ parking spaces
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
$114,671
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
8.05%
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%
$2,293,420
$2.3M
Cap Rate 7%
$1,638,157
$1.6M
Cap Rate 9%
$1,274,122
$1.3M
Market Conditions
NOI Build-Up for 14,400 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
$141.3K $9.81/SF
− Vacancy
−$6.4K −$0.44/SF
EGI
$134.9K $9.37/SF
− OpEx
−$20.2K −$1.41/SF
NOI
$114.7K $7.96/SF
Area
Madison County, TN
Vacancy
4.50%
Lease Rate
$9.81 /SF/Yr
Expense Ratio
15.00%
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%
$2,293,420
Cap Rate 7%
$1,638,157
Cap Rate 9%
$1,274,122
Alternative Uses
Best Use
Warehouse
$1.64M
$1.43M – $1.91M
NOI $114,671 @ 7.0% cap · market cap 8.05%
Second Best
Flex RnD
$1.26M
$1.10M – $1.47M
NOI $87,958 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$2.97M
$2.59M – $3.46M
NOI $207,567 @ 7.0% cap · market cap 14.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 38305, TN
52,686
Population
22,950
Households
2.3
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
128.0 sq mi
ZIP Area
412
Density / Sq Mi
$66,292
Median Household Income
$37,416
Median Earnings
$1,201
Median Rent
$221,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - 14400 SF temperature-controlled flex building with oversized ground level loading doors and 45+ parking spaces.
Where is this flex space located?
The property is located at 4450 Highway 45 N Jackson, TN.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: 14,400 SF temperature‑controlled warehouse/office/multipurpose flex space; Oversized ground level loading doors; 45+ parking spaces
