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8095 Macon Rd, Cordova, TN 38018
Existing vacant space offers room for additional tenants within this retail property.
Property Size15,050 SF
Price / SF$243.85
Days on Market5
Property Features for 8095 Macon Rd
General Information
Standard status
Active
Size
15,050 SF
Property subtype
Retail
Listing Agency:
Cushman & Wakefield | Commercial Advisors LLC - Memphis, Tennessee
Listed By:
Landon Williams, SIOR, CCIM · License #TN SA00074846
Source:
Crexi
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 1:52PM
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 Cushman & Wakefield | Commercial Advisors LLC - Memphis, Tennessee
Investment Insights
Based on property information with market context.
This neighborhood shopping center contains 15,050 square feet and includes vacant space available for lease-up. The property has had a long-term owner who has actively managed it.
The center is at 8095 Macon Road in Cordova, Tennessee, just off Germantown Parkway, with access from the nearby roadway.
The center is at 8095 Macon Road in Cordova, Tennessee, just off Germantown Parkway, with access from the nearby roadway.
Key Highlights
- 15,050‑square‑foot neighborhood shopping center
- Vacant space offers an opportunity for lease‑up
- At 8095 Macon Road in Cordova, Tennessee
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
$136,534
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
3.72%
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%
$2,730,680
$2.7M
Cap Rate 7%
$1,950,486
$2.0M
Cap Rate 9%
$1,517,044
$1.5M
Market Conditions
NOI Build-Up for 15,050 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
$216.7K $14.40/SF
− Vacancy
−$21.7K −$1.44/SF
EGI
$195.0K $12.96/SF
− OpEx
−$58.5K −$3.89/SF
NOI
$136.5K $9.07/SF
Area
Shelby County, TN
Vacancy
10.00%
Lease Rate
$14.40 /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%
$2,730,680
Cap Rate 7%
$1,950,486
Cap Rate 9%
$1,517,044
Alternative Uses
Best Use
Retail
$1.95M
$1.71M – $2.28M
NOI $136,534 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.05M
$2.67M – $3.55M
NOI $213,252 @ 7.0% cap · market cap 5.81%
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
1,205
Businesses Nearby
13k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 71%
Shops & Services 23%
Home Improvements & Furnishings 5%
Sheridan's Frozen Custard
Dining
4,600 visits/mo
0.1 miles
Papa John's Pizza
Dining
2,193 visits/mo
0.5 miles
Shipley Do-Nuts
Dining
2,179 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
1,570 visits/mo
0.3 miles
Extra Space Storage
Shops & Services
784 visits/mo
0.3 miles
Demographics for 38018, TN
37,086
Population
15,110
Households
2.5
Avg Household Size
38
Median Age
46%
College-Educated
94%
High-School Grad
18.7 sq mi
ZIP Area
1,983
Density / Sq Mi
$89,627
Median Household Income
$47,813
Median Earnings
$1,594
Median Rent
$255,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Similar Off Market Nearby
- Cordova Station — 8100-8130, Macon Station, Cordova, TN 38018
- Cordova Towne Center — 1140 N Germantown Pkwy, Cordova, TN 38016
- Germantown Square — 1245 Germantown Ct, Cordova, TN 38016
- Parkway Collection — 1400 N Germantown Pkwy, Cordova, TN 38016
Frequently Asked Questions
What type of property is this?
Shopping center - Existing vacant space offers room for additional tenants within this retail property.
Where is this shopping center located?
The property is located at 8095 Macon Rd Cordova, TN.
What is the asking price?
The asking price for this property is $3,670,000.
What are key features of this property?
This property features: 15,050‑square‑foot neighborhood shopping center; Vacant space offers an opportunity for lease‑up; At 8095 Macon Road in Cordova, Tennessee
