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    Historic Church Conversion Building Title is generated by Realmo AI

    450 Johnson Church Road, Philadelphia, TN 37846

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    Claim this Listing
    New
    For Sale
    $219,900

    COMMERCIAL - Philadelphia, TN

    Property size:
    2,096 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $104/SF
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 4 at 10:06 am

    Property Features for 450 Johnson Church Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    20
    Interior features
    Storage
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    072 07000 000
    Size
    2,096 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Annual Amount
    583

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1870
    Flooring type
    Carpet
    Roof type
    Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Tracy Grieve

    Listing agent Tracy Grieve License #380238

    Listing office Keller Williams - Athens 1607 S Congress Parkway, Athens, TN

    Listing date Jun 2, 2026

    MLS# 20262884

    Copyright © 2026 River Counties Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Church building built in 1870, renovated in 1978, with metal roof and central HVAC (new HVAC in 2016).
    • Currently configured with 2 bathrooms, small kitchen, several rooms, and one large main area.
    • Accessible approach with ramp at the front entrance.
    • Includes an additional 504 SF building and an 8 x 8 storage shed.
    • Utilities and services: electricity available; septic tank on site; possible city water through Watts Bar Utility.
    • Versatile use mentioned for C1 zoning in Loudon County, with option to rezone to residential.

    Overview

    Built in 1870 and renovated in 1978, this historic church building is available in a flexible layout for multiple commercial uses. The property includes ramp access at the front, two bathrooms, a small kitchen, several additional rooms, and one larger open area suited for gatherings, retail, or food service operations. Mechanical and exterior updates include a new HVAC system in 2016 and a metal roof. It also includes a second building measuring 504 square feet and an 8 x 8 storage shed.

    Zoned Commercial, the seller notes compatibility with C1 zoning for Loudon County, with the alternative possibility to rezone to residential for a home. Public remarks indicate possible city water through Watts Bar Utility.

    This offering may be a strong fit for an operator seeking a distinctive, adaptable interior footprint with both private rooms and a larger primary space, along with on-site support structures. It is also positioned for organizations that can use the building in its existing character, including church or educational uses. As with any change in approved use, prospective tenants and buyers should verify requirements and permitted activities under the current zoning or any proposed rezone.
    Property Profile Location Intelligence

    Current Use by Public Records

    Churches & religious facilities

    Suggested Use

    Gym & Fitness Center Grocery & Convenience Store Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Philadelphia
    County
    Loudon
    State
    Tennessee
    Longitude
    -84.576018
    Latitude
    35.649336

    FAQs

    What type of property is this?
    Church & religious facility - Renovated 1870 church building with ramp access, multiple rooms, and flexible space for retail or food service.
    Where is this church & religious facility located?
    The property is located at 450 Johnson Church Road Philadelphia, TN.
    What is the asking price?
    The asking price for this property is $219,900.
    What are key features of this property?
    This property features: Church building built in 1870, renovated in 1978, with metal roof and central HVAC (new HVAC in 2016).; Currently configured with 2 bathrooms, small kitchen, several rooms, and one large main area.; Accessible approach with ramp at the front entrance.
    (423) 405-2313
    We can help!
    Listing Contact
    Tracy Grieve
    Real Estate License ID: 380238
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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.

    More about this property
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