Clear-Span Flex
New
For Sale
$625,000
312 Commerce St, Loudon, TN 37774
Downtown flex property with retail, office, shop, kitchen, and vehicle-access features.
Property Size5,096 SF
Price / SF$122.65
Days on Market2
Property Features for 312 Commerce St
General Information
Standard status
Active
Size
5,096 SF
Property subtype
Retail
Additional Details
Clear Span
Yes
Building Details
Building Size
5,096 SF
Year Built
1919
Listing Agency:
NAI Koella | RM Moore
Listed By:
Michael Moore · License #TN #324982
(865) 221-9442
Source:
Koellamoore
Added: Sep 19
Last Checked: Sep 19 at 5:33AM
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.
Built in 1919, this 5,096-square-foot flex property provides clear-span, multi-use space in downtown Loudon. The interior combines dedicated retail and office areas with a shop area, full bathroom, and full kitchen. Front sliding double doors allow vehicle entry to the toy barn, while an automatic roll-up door separates the office component from the shop space.
The property is located at 312 Commerce St in Loudon, TN 37774. Additional outdoor yard space, off-street parking, and vehicle access are included. Its combination of commercial areas, service-oriented space, and interior separation supports a range of operational layouts within one building.
The property is located at 312 Commerce St in Loudon, TN 37774. Additional outdoor yard space, off-street parking, and vehicle access are included. Its combination of commercial areas, service-oriented space, and interior separation supports a range of operational layouts within one building.
Key Highlights
- 5,096 Sq Ft of clear‑span, multi‑use space
- Retail and office areas combined with shop space
- Front sliding double doors provide vehicle access to the toy barn
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
$44,360
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
7.10%
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%
$887,200
$887.2K
Cap Rate 7%
$633,714
$633.7K
Cap Rate 9%
$492,889
$492.9K
Market Conditions
NOI Build-Up for 5,096 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
$73.4K $14.40/SF
− Vacancy
−$5.1K −$1.01/SF
EGI
$68.2K $13.39/SF
− OpEx
−$23.9K −$4.69/SF
NOI
$44.4K $8.70/SF
Area
Loudon County, TN
Vacancy
7.00%
Lease Rate
$14.40 /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%
$887,200
Cap Rate 7%
$633,714
Cap Rate 9%
$492,889
Alternative Uses
Best Use
Retail
$1.05M
$915.0K – $1.22M
NOI $73,199 @ 7.0% cap · market cap 11.71%
Second Best
Flex RnD
$633.7K
$554.5K – $739.3K
NOI $44,360 @ 7.0% cap · market cap 7.10%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,352 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
278
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 37774, TN
20,678
Population
10,020
Households
2.1
Avg Household Size
58
Median Age
31%
College-Educated
88%
High-School Grad
88.2 sq mi
ZIP Area
234
Density / Sq Mi
$83,724
Median Household Income
$40,779
Median Earnings
$929
Median Rent
$329,600
Median Home Value
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Downtown flex property with retail, office, shop, kitchen, and vehicle-access features.
Where is this flex space located?
The property is located at 312 Commerce St Loudon, TN.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 5,096 Sq Ft of clear‑span, multi‑use space; Retail and office areas combined with shop space; Front sliding double doors provide vehicle access to the toy barn
