Retail Building in Beale
For Sale
Contact for pricing
152 Beale St, Memphis, TN 38103
14,137 SF retail building in the Beale Street District.
Property Size14,137 SF
Price / SF$176.84
Days on Market769
Property Features for 152 Beale St
General Information
Standard status
Active
Size
14,137 SF
Property subtype
Retail
Building Details
Stories
3
Listing Agency:
Jones Aur Commercial Real Estate
(901) 515-7767
Listed By:
Carson Kane · License #363429
Source:
Crexi
Added: Jul 26, 2024
Changed: Aug 25
Last Checked: Sep 1 at 9:16AM
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 Jones Aur Commercial Real Estate
Investment Insights
Based on property information with market context.
This is a 14,137 square foot retail building situated in the historic Beale Street Entertainment District. The property is located within the Beale Street area.
Key Highlights
- Located in the Historic Beale Street Entertainment District
- 14,137 SF Retail Building
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
$141,017
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
5.64%
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%
$2,820,340
$2.8M
Cap Rate 7%
$2,014,529
$2.0M
Cap Rate 9%
$1,566,856
$1.6M
Market Conditions
NOI Build-Up for 14,137 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
$212.1K $15.00/SF
− Vacancy
−$10.6K −$0.75/SF
EGI
$201.5K $14.25/SF
− OpEx
−$60.4K −$4.27/SF
NOI
$141.0K $9.98/SF
Area
Memphis, TN
Vacancy
5.00%
Lease Rate
$15.00 /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%
$2,820,340
Cap Rate 7%
$2,014,529
Cap Rate 9%
$1,566,856
Alternative Uses
Best Use
Retail
$2.01M
$1.76M – $2.35M
NOI $141,017 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.18M
$3.66M – $4.87M
NOI $292,466 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,426
Businesses Nearby
84k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 68%
Dining 27%
Apparel 3%
Shops & Services 1%
Flying Fish
Dining
18,139 visits/mo
0.2 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
0.1 miles
Hilton Garden Inn Memphis Downtown
Hotels & Casinos
7,623 visits/mo
0.3 miles
Hotel Indigo Memphis Downtown
Hotels & Casinos
6,922 visits/mo
0.4 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?
Retail space - 14,137 SF retail building in the Beale Street District.
Where is this retail space located?
The property is located at 152 Beale St Memphis, TN.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Located in the Historic Beale Street Entertainment District; 14,137 SF Retail Building
