Turnkey Office in Madison
For Sale
Contact for pricing
57 Directors Row, Jackson, TN 38305
Well-maintained office building with drive-thru and generator.
Property Size4,828 SF
Lot Size0.80 Acres
Price / SF$155.32
Days on Market183
Property Features for 57 Directors Row
General Information
Standard status
Active
Size
4,828 SF
Class
B
Total Parking Spaces
30
Lot size
0.80 Acres
Property subtype
Office
Zoning
Commercial I/O
Building Details
Year Built
1978
Year Renovated
2016
Buildings
1
Stories
1
Listing Agency:
HCB Corporation DBA
(731) 267-5067
Listed By:
Chris Alexander · License #TN 326115
Source:
Crexi
Added: Feb 19
Changed: Aug 7
Last Checked: Aug 20 at 9:13PM
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 HCB Corporation DBA
Investment Insights
Based on property information with market context.
Located in the established Madison Square Business Park in Jackson, Tennessee, 57 Directors Row is a turnkey office opportunity. The single-story brick building offers approximately 4,828 square feet on a 0.8-acre parcel. The property is near North Highland Avenue (Highway 45) and Interstate 40, with approximately 370 feet of frontage and a well-designed site layout. The building has been updated in recent years with modernized flooring, fresh paint, updated fixtures, and enhanced HVAC systems. Designed for operational efficiency, the building includes a drive-thru window with canopy, a secure safe room, and a standby generator. It is also wired for a sound system and TV's, and equipped with an alarm security system. The property offers abundant on-site parking. It is ready for immediate occupancy by an owner-user or investor.
Key Highlights
- Turnkey office space ready for immediate occupancy, ideal for owner‑users or investors.
- Prime location in Madison Square Business Park with high visibility and easy access to North Highland Avenue (Highway 45) and Interstate 40.
- Unique features including a drive‑thru window with canopy, secure safe room, and standby generator.
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
$51,521
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
6.87%
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%
$1,030,420
$1.0M
Cap Rate 7%
$736,014
$736.0K
Cap Rate 9%
$572,456
$572.5K
Market Conditions
NOI Build-Up for 4,828 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
$82.3K $17.04/SF
− Vacancy
−$13.6K −$2.81/SF
EGI
$68.7K $14.23/SF
− OpEx
−$17.2K −$3.56/SF
NOI
$51.5K $10.67/SF
Area
Madison County, TN
Vacancy
16.50%
Lease Rate
$17.04 /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%
$1,030,420
Cap Rate 7%
$736,014
Cap Rate 9%
$572,456
Alternative Uses
Best Use
Office B
$736.0K
$644.0K – $858.7K
NOI $51,521 @ 7.0% cap · market cap 6.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$994.2K
$869.9K – $1.16M
NOI $69,593 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained office building with drive-thru and generator.
Where is this office building located?
The property is located at 57 Directors Row Jackson, TN.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Turnkey office space ready for immediate occupancy, ideal for owner‑users or investors.; Prime location in Madison Square Business Park with high visibility and easy access to North Highland Avenue (Highway 45) and Interstate 40.; Unique features including a drive‑thru window with canopy, secure safe room, and standby generator.
