Truck Stop with Pull-Through
For Sale
$1,650,000
2818 Roane State Hwy, Harriman, TN 37748
Fenced, graveled truck stop with high-clearance service bays, three-phase power, and direct interstate connectivity.
Property Size17,232 SF
Days on Market195
Property Features for 2818 Roane State Hwy
General Information
Standard status
Active
Size
17,232 SF
Property subtype
Truck Stops
Building Details
Building Size
17,232 SF
Listing Agency:
NAI Koella RM Moore
(865) 221-9442
Listed By:
Michael Moore · License #324982
(865) 221-9442
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 10:38PM
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 NAI Koella RM Moore
Investment Insights
Based on property information with market context.
This truck stop includes over 17,000 square feet of improvements across a 6.9-acre property. The service and warehouse facilities occupy 2.6 acres and include deep pull-through bays, high doors, high ceilings, and three-phase power. Sewer service is available. A separate 4.3-acre fenced and graveled yard provides outdoor storage and truck parking space. The property was originally developed as a tire shop and later expanded for diesel truck and auto service operations, with additional shop and warehouse areas added over time.
The site fronts Roane State Hwy for 680 feet and is located 1.5 miles from the I-40 Midway exit in Harriman. The level, graveled parcels offer a practical configuration for service, storage, and truck-oriented operations. The property is zoned I-2 in Roane County.
The site fronts Roane State Hwy for 680 feet and is located 1.5 miles from the I-40 Midway exit in Harriman. The level, graveled parcels offer a practical configuration for service, storage, and truck-oriented operations. The property is zoned I-2 in Roane County.
Key Highlights
- 6.9 acres of fenced, graveled property
- Over 17,000 square feet of improvements
- 680' of Roane State Hwy frontage
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
$149,489
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
9.06%
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%
$2,989,780
$3.0M
Cap Rate 7%
$2,135,557
$2.1M
Cap Rate 9%
$1,660,989
$1.7M
Market Conditions
NOI Build-Up for 17,232 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
$186.1K $10.80/SF
− Vacancy
−$10.2K −$0.59/SF
EGI
$175.9K $10.21/SF
− OpEx
−$26.4K −$1.53/SF
NOI
$149.5K $8.68/SF
Area
Roane County, TN
Vacancy
5.50%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
15.00%
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%
$2,989,780
Cap Rate 7%
$2,135,557
Cap Rate 9%
$1,660,989
Alternative Uses
Best Use
Retail
$3.54M
$3.09M – $4.13M
NOI $247,520 @ 7.0% cap · market cap 15.00%
Second Best
Warehouse
$2.14M
$1.87M – $2.49M
NOI $149,489 @ 7.0% cap · market cap 9.06%
Theoretical Best
Office A
$4.27M
$3.73M – $4.98M
NOI $298,762 @ 7.0% cap · market cap 18.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
Explore this area
Business Placement
Demographics for 37748, TN
17,227
Population
8,208
Households
2.1
Avg Household Size
45
Median Age
20%
College-Educated
87%
High-School Grad
106.6 sq mi
ZIP Area
162
Density / Sq Mi
$58,649
Median Household Income
$40,155
Median Earnings
$760
Median Rent
$173,600
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?
Truck stop - Fenced, graveled truck stop with high-clearance service bays, three-phase power, and direct interstate connectivity.
Where is this truck stop located?
The property is located at 2818 Roane State Hwy Harriman, TN.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 6.9 acres of fenced, graveled property; Over 17,000 square feet of improvements; 680' of Roane State Hwy frontage
