Warehouse with Office
For Sale
Contact for pricing
144 River Bend Rd, Sevierville, TN 37876
Industrial warehouse with substantial office build-out, dock and drive-in loading, and fenced storage for operational flexibility.
Property Size37,875 SF
Price / SF$87.52
Days on Market64
Property Features for 144 River Bend Rd
General Information
Standard status
Active
Size
37,875 SF
Property subtype
Industrial
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1989
Year Renovated
2005
Buildings
1
Stories
1
Listing Agency:
Altum Commercial
(865) 680-2003
Listed By:
David Stanley · License #TN 333590
Source:
Crexi
Added: Jun 9
Changed: Aug 8
Last Checked: Aug 9 at 11:38AM
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 Altum Commercial
Investment Insights
Based on property information with market context.
144 River Bend Road is a functional industrial property offering warehouse space supported by significant office build-out. The layout is designed to support everyday operations, with both dock and drive-in loading to accommodate a variety of shipping and receiving needs. In addition to the enclosed warehouse area, the property includes a fenced storage yard, providing an extra outdoor area for staging or storage as part of day-to-day activities. The building is presented as ready for immediate occupancy, supporting smooth transitions for qualified tenants or owner-users.
The asset is offered for lease or sale in the Sevierville / East Knoxville market. With loading, storage, and office space already in place, it can support businesses that require more than basic warehouse utility while still maintaining practical industrial functionality.
For tenants and buyers, this property fits well for industrial and distribution users who need a combination of warehouse operations and office space. The presence of dock and drive-in access can help streamline inbound and outbound logistics, while the fenced yard adds flexibility for operational workflows. The seller will consider owner financing or a lease-to-own structure for qualified buyers, which may reduce reliance on conventional lending requirements and broaden financing options.
The asset is offered for lease or sale in the Sevierville / East Knoxville market. With loading, storage, and office space already in place, it can support businesses that require more than basic warehouse utility while still maintaining practical industrial functionality.
For tenants and buyers, this property fits well for industrial and distribution users who need a combination of warehouse operations and office space. The presence of dock and drive-in access can help streamline inbound and outbound logistics, while the fenced yard adds flexibility for operational workflows. The seller will consider owner financing or a lease-to-own structure for qualified buyers, which may reduce reliance on conventional lending requirements and broaden financing options.
Key Highlights
- Industrial/warehouse building built in 1989
- Substantial office build‑out included with the industrial/warehouse space
- Dock and drive‑in loading for efficient receiving and distribution
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
$230,491
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
6.95%
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%
$4,609,820
$4.6M
Cap Rate 7%
$3,292,729
$3.3M
Cap Rate 9%
$2,561,011
$2.6M
Market Conditions
NOI Build-Up for 37,875 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
$377.2K $9.96/SF
− Vacancy
−$22.6K −$0.60/SF
EGI
$354.6K $9.36/SF
− OpEx
−$124.1K −$3.28/SF
NOI
$230.5K $6.09/SF
Area
Sevier County, TN
Vacancy
6.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$4,609,820
Cap Rate 7%
$3,292,729
Cap Rate 9%
$2,561,011
Alternative Uses
Best Use
Warehouse
$6.33M
$5.54M – $7.39M
NOI $443,192 @ 7.0% cap · market cap 13.37%
Second Best
Industrial
$5.21M
$4.56M – $6.08M
NOI $364,982 @ 7.0% cap · market cap 11.01%
Theoretical Best
Office A
$15.97M
$13.98M – $18.63M
NOI $1,118,070 @ 7.0% cap · market cap 33.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 37876, TN
32,866
Population
18,206
Households
1.8
Avg Household Size
45
Median Age
22%
College-Educated
89%
High-School Grad
186.8 sq mi
ZIP Area
176
Density / Sq Mi
$58,513
Median Household Income
$33,603
Median Earnings
$997
Median Rent
$257,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial warehouse with substantial office build-out, dock and drive-in loading, and fenced storage for operational flexibility.
Where is this flex space located?
The property is located at 144 River Bend Rd Sevierville, TN.
What is the asking price?
The asking price for this property is $3,315,000.
What are key features of this property?
This property features: Industrial/warehouse building built in 1989; Substantial office build‑out included with the industrial/warehouse space; Dock and drive‑in loading for efficient receiving and distribution
