Retail Storefront
New
For Sale
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4825 POPLAR AVE, Memphis, TN 38117
CMU-3-zoned storefront with existing occupancy and near-term availability.
Property Size2,128 SF
Price / SF$152.73
Days on Market5
Property Features for 4825 POPLAR AVE
General Information
Standard status
Active
Size
2,128 SF
Property subtype
Retail, Office
Zoning
CMU-3
Site & Location
Traffic Count
31,798 vehicles/day
Road Access
Yes
Building Details
Year Built
1952
Stories
1
Listing Agency:
Gray Realty Partners
Listed By:
Noah Gray · License #365309
Source:
Crexi
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 11 at 7:57AM
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 Gray Realty Partners
Investment Insights
Based on property information with market context.
This 2,128 SF storefront property was built in 1952 and occupies frontage along Poplar Avenue. The CMU-3 zoning supports commercial, office, and employment uses, providing flexibility for a range of business configurations. Existing occupancy generates in-place income, while availability for occupancy is projected in approximately 30 days.
The property is positioned within the East Memphis retail and office corridor, with reported traffic of 31,798 VPD on Poplar Avenue. Clark Tower and i-Bank Tower are nearby. The seller will lease on-site parking spaces to the buyer, providing a defined parking arrangement for the property.
The property is positioned within the East Memphis retail and office corridor, with reported traffic of 31,798 VPD on Poplar Avenue. Clark Tower and i-Bank Tower are nearby. The seller will lease on-site parking spaces to the buyer, providing a defined parking arrangement for the property.
Key Highlights
- 2,128 SF storefront property built in 1952
- CMU‑3 zoning supports commercial, office, and employment uses
- Poplar Avenue frontage with reported traffic of 31,798 VPD
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
$21,227
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
6.53%
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%
$424,540
$424.5K
Cap Rate 7%
$303,243
$303.2K
Cap Rate 9%
$235,856
$235.9K
Market Conditions
NOI Build-Up for 2,128 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
$31.9K $15.00/SF
− Vacancy
−$1.6K −$0.75/SF
EGI
$30.3K $14.25/SF
− OpEx
−$9.1K −$4.27/SF
NOI
$21.2K $9.98/SF
Area
Memphis, TN
Vacancy
5.00%
Lease Rate
$15.00 /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%
$424,540
Cap Rate 7%
$303,243
Cap Rate 9%
$235,856
Alternative Uses
Best Use
Office B
$465.1K
$407.0K – $542.6K
NOI $32,558 @ 7.0% cap · market cap 10.02%
Second Best
Retail
$303.2K
$265.3K – $353.8K
NOI $21,227 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$628.9K
$550.3K – $733.7K
NOI $44,024 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
31,798 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,506
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 38117, TN
27,138
Population
12,045
Households
2.3
Avg Household Size
40
Median Age
60%
College-Educated
95%
High-School Grad
9.4 sq mi
ZIP Area
2,887
Density / Sq Mi
$93,688
Median Household Income
$52,596
Median Earnings
$1,353
Median Rent
$287,500
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?
Storefront property - CMU-3-zoned storefront with existing occupancy and near-term availability.
Where is this storefront property located?
The property is located at 4825 POPLAR AVE Memphis, TN.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2,128 SF storefront property built in 1952; CMU‑3 zoning supports commercial, office, and employment uses; Poplar Avenue frontage with reported traffic of 31,798 VPD
