Manufacturing Property with Flex
For Sale
Contact for pricing
2253 Boyds Creek Hwy, Seymour, TN 37865
C-2 commercial zoning, substantial electrical capacity, and separate office improvements support varied business operations.
Property Size6,200 SF
Lot Size3.72 Acres
Price / SF$222.58
Days on Market143
Property Features for 2253 Boyds Creek Hwy
General Information
Standard status
Active
Size
6,200 SF
Class
A
Lot size
3.72 Acres
Property subtype
Industrial
Zoning
C-2
Site & Location
Highway Access
Yes
Road Access
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Office Build-Out
950 SF
Power
400 amps
Building Details
Year Built
2021
Buildings
2
Stories
1
Listing Agency:
SVN Wood Properties
(513) 315-7694
Listed By:
Elizabeth Houser · License #377171
Source:
Crexi
Added: Apr 10
Changed: Aug 30
Last Checked: Apr 24 at 10:09PM
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 SVN Wood Properties
Investment Insights
Based on property information with market context.
Built in 2021, this manufacturing-oriented commercial property combines a 5,250-square-foot main building with a detached 950-square-foot air-conditioned office. The primary structure includes restrooms and can accommodate retail, warehouse, production, or flex/office functions. A 400-amp electrical service supports equipment-intensive operations, while the professionally landscaped site includes a large concrete parking area and additional room for outdoor storage, parking, or expansion. The separate office can serve administrative functions or operate independently.
The property occupies 3.72 acres at 2253 Boyds Creek Highway in Seymour, Tennessee, with access to Sevierville, Knoxville, and the broader East Tennessee market. Site features include man-made ponds that may be filled for expansion and one natural pond. High-capacity well water provides approximately 1 million gallons per month. The property is zoned C-2 under Sevier County's Zoning Resolution, supporting a range of retail and service uses, including nurseries, agricultural processing, and manufacturing.
The property occupies 3.72 acres at 2253 Boyds Creek Highway in Seymour, Tennessee, with access to Sevierville, Knoxville, and the broader East Tennessee market. Site features include man-made ponds that may be filled for expansion and one natural pond. High-capacity well water provides approximately 1 million gallons per month. The property is zoned C-2 under Sevier County's Zoning Resolution, supporting a range of retail and service uses, including nurseries, agricultural processing, and manufacturing.
Key Highlights
- 5,250 SF main building with retail, warehouse, production, and flex/office adaptability
- Detached 950 SF air‑conditioned office for administration or separate occupancy
- 400‑amp electrical service for equipment‑intensive operations
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
$59,746
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
4.33%
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%
$1,194,920
$1.2M
Cap Rate 7%
$853,514
$853.5K
Cap Rate 9%
$663,844
$663.8K
Market Conditions
NOI Build-Up for 6,200 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
$89.3K $14.40/SF
− Vacancy
−$3.9K −$0.63/SF
EGI
$85.4K $13.77/SF
− OpEx
−$25.6K −$4.13/SF
NOI
$59.7K $9.64/SF
Area
Sevier County, TN
Vacancy
4.40%
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%
$1,194,920
Cap Rate 7%
$853,514
Cap Rate 9%
$663,844
Alternative Uses
Best Use
Industrial
$853.5K
$746.8K – $995.8K
NOI $59,746 @ 7.0% cap · market cap 4.33%
Second Best
Flex RnD
$539.0K
$471.6K – $628.8K
NOI $37,730 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$2.61M
$2.29M – $3.05M
NOI $183,024 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
38
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - C-2 commercial zoning, substantial electrical capacity, and separate office improvements support varied business operations.
Where is this manufacturing property located?
The property is located at 2253 Boyds Creek Hwy Seymour, TN.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 5,250 SF main building with retail, warehouse, production, and flex/office adaptability; Detached 950 SF air‑conditioned office for administration or separate occupancy; 400‑amp electrical service for equipment‑intensive operations
