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    Downtown Knoxville Development Opportunity Title is generated by Realmo AI

    304 South Gay Street, Knoxville, TN

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    Two adjacent properties with historic character and development potential.

    Type:HOSPITALITY
    Lot size:
    0.08 Acres
    Added:
    Nov 5, 2025
    Days on Market:
    208
    Last Refresh:
    May 20 at 8:17 pm

    Property Features for 304 South Gay Street

    General Information

    Standard status
    Active
    Lot size
    0.08 Acres
    Property subtype
    HOSPITALITY

    We can help!

    Listing Contact
    Sam Harrell
    Sam Harrell

    Listing agent Sam Harrell License #339555

    Listing office Realty Executives Associates1

    Listing date Nov 5, 2025

    Source Moodyscre

    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 Associates1

    HighLights

    • Prime Downtown Knoxville Location on Gay Street
    • Significant Development Potential: 0.2174‑acre parcel with DK‑G zoning and no height limit
    • Luxury Residence: Over 10,000 SF with garage parking and elevator access
    • Income‑Producing: Includes a 1,200 SF commercial tenant
    • Historic Character: Restored historic details throughout the residence
    • Located in a designated Opportunity Zone

    Overview

    Two adjacent properties on South Gay Street in Downtown Knoxville offer an exceptional opportunity. The first property, located at 304 S Gay Street, features over 10,000 square feet of luxury residence space and a 1,200 square foot commercial tenant at street level. This property includes garage parking, elevator access, and restored historic details throughout. Two interior stairwells could provide efficiencies for future subdivision or connection to adjoining development. The second property, located at 308 S Gay Street, is a 0.2174-acre development parcel zoned DK-G, supporting a wide range of downtown commercial or residential uses. The in-place zoning has no height limit. Calculations for a 10-story hotel at 70% efficiency estimate over 100 units with a gross buildable area of over 68,000 square feet. Prospective buyers should perform their own research to verify these calculations. Both properties are located in an Opportunity Zone and are available separately or together. They combine historic character, modern living, and development potential in Knoxville’s most active urban corridor.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ethan Long, DDS Dental Office Friedman's Loft Vacation Rental

    Suggested Use

    Real Estate Agency Spa & Massage Center Dental Office Restaurant Hair Salon Nail Salon Building Supply Skin Care Clinic Pharmacy Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Knoxville
    County
    Knox
    State
    Tennessee
    Longitude
    -83.919
    Latitude
    35.9671

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    FAQs

    What type of property is this?
    Hotel - Two adjacent properties with historic character and development potential.
    Where is this hotel located?
    The property is located at 304 South Gay Street Knoxville, TN.
    What is the asking price?
    The asking price for this property is $4,490,000.
    What are key features of this property?
    This property features: Prime Downtown Knoxville Location on Gay Street; Significant Development Potential: 0.2174‑acre parcel with DK‑G zoning and no height limit; Luxury Residence: Over 10,000 SF with garage parking and elevator access
    (615) 663-2530 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Sam Harrell
    Sam Harrell
    Real Estate License ID: 339555
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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