Corporate Office
New
For Sale
$875,000
74 Directors Row, Jackson, TN 38305
Commercial Sale, Jackson, TN
Property Size6,178 SF
Lot Size1.30 Acres
Price / SF$141.63
Days on Market6
Property Features for 74 Directors Row
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
I/O Professional Office and Flex Space
Parking
50
Accessibility
Accessible Approach with Ramp
Elementary school district
Jackson Madison Consolidated District
Directions
Intersection of Highland Ave & Ridgecrest - Go East on Ridgecrest 1/4 Mile - Turn Left onto Corporate Blvd - Turn Right on Directors Row - Go 300' in Cove on Right.
Standard status
Active
APN
056H A 034.00
Size
6,178 SF
Lot size
1.30 Acres
Taxes and HOA fees
Tax Annual Amount
11751
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Electric, Central Air
Water source
Public
Amenities
Exec Office
Prof Office
Conference
Staff Support Area
Break Room w/ Kitchen for Corporate Events
Patio Outside
Additional Large Upstairs Document Storage
Building Details
Year built
1995
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet
Building materials
Brick Veneer
Roof type
Metal
Listing Agency:
Hickman Realty Group Inc.-Jack
(731) 664-1006
Listed By:
Chris Carothers · License #250361
(731) 616-9464
Added: Sep 26
Changed: Oct 1
Last Checked: Oct 1 at 5:06PM
MLS# 2604636
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.
This 6,178-square-foot office building on a 1.3-acre parcel was constructed in 1995 with brick veneer and a metal roof. The interior includes four executive offices with large windows, four additional offices, a secured reception area, and eight staff support areas. A conference and training room is complemented by a separate storage area that can also serve as conference space, a copy and document-preparation room, and a break room with kitchen. A patio extends the available gathering space outdoors.
The property offers more than 50 parking spaces. Additional features include ceramic tile and carpet flooring, central air conditioning, an accessible approach with ramp, public water and sewer, and cable availability.
The property offers more than 50 parking spaces. Additional features include ceramic tile and carpet flooring, central air conditioning, an accessible approach with ramp, public water and sewer, and cable availability.
Key Highlights
- 6,178 square feet on 1.3 acres
- Four executive offices and four professional offices
- Conference and training room plus separate storage or conference area
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
$65,927
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
7.53%
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%
$1,318,540
$1.3M
Cap Rate 7%
$941,814
$941.8K
Cap Rate 9%
$732,522
$732.5K
Market Conditions
NOI Build-Up for 6,178 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
$105.3K $17.04/SF
− Vacancy
−$17.4K −$2.81/SF
EGI
$87.9K $14.23/SF
− OpEx
−$22.0K −$3.56/SF
NOI
$65.9K $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%
$1,318,540
Cap Rate 7%
$941,814
Cap Rate 9%
$732,522
Alternative Uses
Best Use
Office B
$941.8K
$824.1K – $1.10M
NOI $65,927 @ 7.0% cap · market cap 7.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,052 @ 7.0% cap · market cap 10.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
379
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - A purpose-built office layout includes executive and professional offices, conference areas, staff support space, and an outdoor patio.
Where is this office building located?
The property is located at 74 Directors Row Jackson, TN.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 6,178 square feet on 1.3 acres; Four executive offices and four professional offices; Conference and training room plus separate storage or conference area
