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    Premier Franklin Office Suites Available Title is generated by Realmo AI

    311 S Royal Oaks Blvd, Franklin, TN 37064

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    For Sale
    $950,000

    Two office suites in Franklin, TN, ideal for investors/owner-occupants.

    Type:Commercial
    Property size:
    2,470 SF
    Price / SF:
    $384/SF
    Added:
    Apr 14, 2026
    Days on Market:
    48
    Last Refresh:
    Apr 14 at 7:11 am

    Property Features for 311 S Royal Oaks Blvd

    General Information

    Standard status
    Active
    Size
    2,470 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    2008

    We can help!

    Listing Contact
    BRETT JONES

    Listing agent BRETT JONES

    Listing office OBR REAL ESTATE

    Listing date Apr 14, 2026

    Source Corcoran

    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 OBR REAL ESTATE

    HighLights

    • Largest suites in Row 311, downstairs (110A) and upstairs (110B).
    • Owner‑occupy one suite while leasing the other for income.
    • Conveniently located approximately 2.5 miles from downtown Franklin and 1.7 miles to I‑65.
    • Downstairs suite (110A) is highly accessible with zero steps.
    • Upstairs suite (110B) recently refreshed with new paint and LVP flooring in kitchenette and bathroom.
    • Each suite includes three private offices, a kitchenette, and a private restroom.

    Overview

    Suites 110A and 110B in the Row 311 office building are available for purchase, offered together as a single opportunity. These are the largest suites in the building and are being offered for the first time since 2010. The downstairs suite, Unit 110A, is highly accessible with zero steps and features three private offices, a receptionist/work area, a kitchenette, and a private restroom. The upstairs suite, Unit 110B, features tall ceilings and a functional layout with three private offices, a large open work area, a kitchenette, and a private restroom. It has been recently refreshed with new paint and brand-new LVP flooring in the kitchenette and bathroom. The property is located approximately 2.5 miles from historic downtown Franklin, providing convenient access to shops, restaurants, and amenities. Nearby conveniences include multiple childcare options and the Franklin YMCA, which is just half a mile away. Quick access to I-65 is available via Highway 96, which is 1.7 miles away. The property is suitable for investors and owner-occupants, offering the opportunity to occupy one suite while leasing the other, with room to expand as business grows. The total property size is 2470 square feet.
    Location Intelligence

    Current Use by Public Records

    Spencer Technologies Tech Support Center Victoria Hood - State ... Insurance Agency Cool Springs International ... General Contractor BrightStar Care Social Service Agency BG Jones & Company Real Estate Agency

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Franklin
    County
    Williamson
    State
    Tennessee
    Longitude
    -86.838514
    Latitude
    35.9076134

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    FAQs

    What type of property is this?
    Office units - Two office suites in Franklin, TN, ideal for investors/owner-occupants.
    Where is this office units located?
    The property is located at 311 S Royal Oaks Blvd Franklin, TN.
    What is the asking price?
    The asking price for this property is $950,000.
    What are key features of this property?
    This property features: Largest suites in Row 311, downstairs (110A) and upstairs (110B).; Owner‑occupy one suite while leasing the other for income.; Conveniently located approximately 2.5 miles from downtown Franklin and 1.7 miles to I‑65.
    (615) 566-3165
    We can help!
    Listing Contact
    BRETT JONES
    Learn More
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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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