Two-Level Restaurant
For Sale
$694,000
95 S Main St, Memphis, TN 38103
Built-out restaurant space includes a vent hood, bar areas, dining rooms, kitchen, office, and three restrooms.
Property Size3,065 SF
Price / SF$226.43
Days on Market37
Property Features for 95 S Main St
General Information
Standard status
Active
Size
3,065 SF
Additional Details
Floor
Ground + Lower Level
Commercial Hood
Yes
Building Details
Year Built
2003
Listing Agency:
Crye-Leike, Inc., REALTORS
(901) 338-3226
Listed By:
Chris Garland · License #232993
Source:
Bryanrealty
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 29 at 3:53PM
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 Crye-Leike, Inc., REALTORS
Investment Insights
Based on property information with market context.
This two-level restaurant condominium at 95 S Main St offers 3,065 square feet of existing restaurant and bar improvements. The upper level includes the primary bar and dining area plus one bathroom, while the lower level contains the kitchen, office, a second dining room, another bar, and two restrooms. A vent hood is already installed as part of the restaurant buildout. Constructed in 2003, the property provides a defined layout across both levels for continued restaurant use.
Key Highlights
- 3,065‑square‑foot restaurant condominium at 95 S Main St
- Two‑level layout with bars and dining areas on both floors
- Kitchen, office, and installed vent hood included
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
$36,881
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
5.31%
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%
$737,620
$737.6K
Cap Rate 7%
$526,871
$526.9K
Cap Rate 9%
$409,789
$409.8K
Market Conditions
NOI Build-Up for 3,065 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
$51.5K $16.80/SF
− Vacancy
−$2.3K −$0.76/SF
EGI
$49.2K $16.04/SF
− OpEx
−$12.3K −$4.01/SF
NOI
$36.9K $12.03/SF
Area
Memphis, TN
Vacancy
4.50%
Lease Rate
$16.80 /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%
$737,620
Cap Rate 7%
$526,871
Cap Rate 9%
$409,789
Alternative Uses
Best Use
Specialty Retail
$526.9K
$461.0K – $614.7K
NOI $36,881 @ 7.0% cap · market cap 5.31%
Second Best
Industrial
$445.1K
$389.5K – $519.3K
NOI $31,160 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$905.8K
$792.6K – $1.06M
NOI $63,409 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
3,542
Businesses Nearby
87k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 70%
Dining 26%
Apparel 3%
Shops & Services 1%
Flying Fish
Dining
18,139 visits/mo
0.1 miles
DoubleTree by Hilton Hotel Memphis Downtown
Hotels & Casinos
12,893 visits/mo
0.2 miles
Hampton Inn & Suites Memphis Beale Street
Hotels & Casinos
11,520 visits/mo
0.2 miles
Hilton Garden Inn Memphis Downtown
Hotels & Casinos
7,623 visits/mo
0.2 miles
Hotel Indigo Memphis Downtown
Hotels & Casinos
6,922 visits/mo
0.3 miles
Demographics for 38103, TN
14,739
Population
8,811
Households
1.7
Avg Household Size
35
Median Age
61%
College-Educated
95%
High-School Grad
2.7 sq mi
ZIP Area
5,459
Density / Sq Mi
$75,763
Median Household Income
$60,918
Median Earnings
$1,575
Median Rent
$380,900
Median Home Value
Market
Vacancy Rate% for Retail in Memphis, TN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Built-out restaurant space includes a vent hood, bar areas, dining rooms, kitchen, office, and three restrooms.
Where is this conventional restaurant located?
The property is located at 95 S Main St Memphis, TN.
What is the asking price?
The asking price for this property is $694,000.
What are key features of this property?
This property features: 3,065‑square‑foot restaurant condominium at 95 S Main St; Two‑level layout with bars and dining areas on both floors; Kitchen, office, and installed vent hood included
