Historic Live-Work
For Sale
Contact for pricing
1161 Boyds Creek Hwy, Seymour, TN 37865
Historic property includes office space and road signage.
Property Size3,600 SF
Price / SF$165.25
Days on Market454
Property Features for 1161 Boyds Creek Hwy
General Information
Standard status
Active
Size
3,600 SF
Property subtype
OFFICE
Additional Details
Road Access
Yes
Listing Agency:
Realty Executives Associates
(865) 621-3673
Listed By:
Dave Roberts
(865) 621-3673
Source:
Moodyscre
Added: Jun 3, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:18AM
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 Realty Executives Associates
Investment Insights
Based on property information with market context.
This 3,600-square-foot live-work property combines a historic home with dedicated office space. Road signage is also in place, supporting clear identification from the roadway.
The property is located at 1161 Boyds Creek Hwy in Seymour, Tennessee, and backs up to Creekside Plantation Golf Course. An additional parcel is available with the property.
The property is located at 1161 Boyds Creek Hwy in Seymour, Tennessee, and backs up to Creekside Plantation Golf Course. An additional parcel is available with the property.
Key Highlights
- 3,600 SF live‑work property
- Historic home with office space
- Road signage in place
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
$51,011
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
8.57%
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%
$1,020,220
$1.0M
Cap Rate 7%
$728,729
$728.7K
Cap Rate 9%
$566,789
$566.8K
Market Conditions
NOI Build-Up for 3,600 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
$82.9K $23.04/SF
− Vacancy
−$14.9K −$4.15/SF
EGI
$68.0K $18.89/SF
− OpEx
−$17.0K −$4.72/SF
NOI
$51.0K $14.17/SF
Area
Sevier County, TN
Vacancy
18.00%
Lease Rate
$23.04 /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%
$1,020,220
Cap Rate 7%
$728,729
Cap Rate 9%
$566,789
Alternative Uses
Best Use
Office B
$728.7K
$637.6K – $850.2K
NOI $51,011 @ 7.0% cap · market cap 8.57%
Second Best
Mixed Use
$638.7K
$558.9K – $745.2K
NOI $44,712 @ 7.0% cap · market cap 7.52%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,272 @ 7.0% cap · market cap 17.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 37865, TN
22,567
Population
10,329
Households
2.2
Avg Household Size
44
Median Age
23%
College-Educated
93%
High-School Grad
73.3 sq mi
ZIP Area
308
Density / Sq Mi
$88,410
Median Household Income
$43,269
Median Earnings
$1,351
Median Rent
$276,900
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?
Live-work space - Historic property includes office space and road signage.
Where is this live-work space located?
The property is located at 1161 Boyds Creek Hwy Seymour, TN.
What is the asking price?
The asking price for this property is $594,900.
What are key features of this property?
This property features: 3,600 SF live‑work property; Historic home with office space; Road signage in place
