Building Details

Year Built 1959

Listing Agency: Benchmark Realty, LLC

Listed By: Jamie Hinson · License #289067 Show Phone

Source: Benchmarkrealtytn

Added: Jan 26 Changed: Sep 10 Last Checked: Sep 10 at 6:35AM

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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 Benchmark Realty, LLC

Investment Insights

Based on property information with market context.

This commercial property is situated on 1 acre in a prime location near the Highway 100/46/7 Intersection, featuring approximately 158 feet of road frontage on State Highway 100. The property was previously utilized as a real estate office and flower shop. It is designed to potentially accommodate two businesses, featuring two separate front entrances and bathrooms. Alternatively, the layout allows for the possibility of living on one side and operating a business on the other. The property includes an open floor plan, hardwood floors, and is partially furnished. Additional features include a concrete circle driveway, a covered front porch with an accessible ramp, and Xfinity high-speed internet access.

Key Highlights

• Prime location near Highway 100/46/7 intersection with high visibility.
• Potential for dual business operation or live/work arrangement with two separate entrances and bathrooms.
• Approximately 158 feet of road frontage on State Highway 100.

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

$27,405

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

6.09%

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%

$548,100 $548.1K

Cap Rate 7%

$391,500 $391.5K

Cap Rate 9%

$304,500 $304.5K

Market Conditions

NOI Build-Up for 1,638 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

$43.2K $26.40/SF

− Vacancy

−$6.7K −$4.09/SF

EGI

$36.5K $22.31/SF

− OpEx

−$9.1K −$5.58/SF

NOI

$27.4K $16.73/SF

Area

Hickman County, TN

Vacancy

15.50%

Lease Rate

$26.40 /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%

$548,100

Cap Rate 7%

$391,500

Cap Rate 9%

$304,500

Alternative Uses

Best Use

Office B

$391.5K

$342.6K – $456.8K (±1% cap)

NOI $27,405 @ 7.0% cap · market cap 6.09%

Second Best

Retail

$269.8K

$236.1K – $314.8K (±1% cap)

NOI $18,885 @ 7.0% cap · market cap 4.20%

Theoretical Best

Office A

$480.2K

$420.2K – $560.2K (±1% cap)

NOI $33,612 @ 7.0% cap · market cap 7.47%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office Units

Suggested Use

Top Pick Building Supply Storage Facility Hair Salon (Bike/Boat/Book/etc) Store Nail Salon Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

52

Businesses Nearby

Explore this area Business Placement

Demographics for 37098, TN

5,413

Population

2,288

Households

2.4

Avg Household Size

41

Median Age

12%

College-Educated

83%

High-School Grad

58.5 sq mi

ZIP Area

93

Density / Sq Mi

$53,902

Median Household Income

$33,682

Median Earnings

$845

Median Rent

$202,300

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Commercial property on 1 acre with highway frontage.

Where is this mixed-use property located?

The property is located at 5652 Highway 100 Lyles, TN.

What is the asking price?

The asking price for this property is $450,000.

What are key features of this property?

This property features: Prime location near Highway 100/46/7 intersection with high visibility.; Potential for dual business operation or live/work arrangement with two separate entrances and bathrooms.; Approximately 158 feet of road frontage on State Highway 100.