Mixed-Use Property with Multiple
For Sale
$999,900
526 Belle Ave, Sevierville, TN 37862
Flexible commercial layout includes multiple lobbies, conference rooms, and two kitchens.
Property Size5,068 SF
Price / SF$197.30
Days on Market22
Property Features for 526 Belle Ave
General Information
Standard status
Active
Size
5,068 SF
Amenities
multiple lobbies
multiple conference rooms
two kitchens
additional dwellings
Building Details
Year Built
1939
Listing Agency:
Your Home Sold Guaranteed Realty
(865) 454-7828
Listed By:
Jacob Price
Source:
Fykesrealtygroup
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 25 at 4:41AM
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 Your Home Sold Guaranteed Realty
Investment Insights
Based on property information with market context.
Built in 1939, this mixed-use property offers a multi-room commercial configuration with several lobby areas, multiple conference rooms, and two kitchens. The layout has previously accommodated a real estate office and a marketing company, providing a documented history of office-oriented use.
Located at 526 Belle Avenue in downtown Sevierville, the property also includes additional dwellings that could support on-site living. Its combination of business spaces and residential components creates a distinctive mixed-use configuration for an owner seeking a property with multiple functional areas.
Located at 526 Belle Avenue in downtown Sevierville, the property also includes additional dwellings that could support on-site living. Its combination of business spaces and residential components creates a distinctive mixed-use configuration for an owner seeking a property with multiple functional areas.
Key Highlights
- 1939 construction
- Multiple lobby areas and conference rooms
- Two kitchens within the property
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
$71,812
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
7.18%
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%
$1,436,240
$1.4M
Cap Rate 7%
$1,025,886
$1.0M
Cap Rate 9%
$797,911
$797.9K
Market Conditions
NOI Build-Up for 5,068 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
$116.8K $23.04/SF
− Vacancy
−$21.0K −$4.15/SF
EGI
$95.7K $18.89/SF
− OpEx
−$23.9K −$4.72/SF
NOI
$71.8K $14.17/SF
Area
Sevier County, TN
Vacancy
18.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,436,240
Cap Rate 7%
$1,025,886
Cap Rate 9%
$797,911
Alternative Uses
Best Use
Office B
$1.03M
$897.7K – $1.20M
NOI $71,812 @ 7.0% cap · market cap 7.18%
Second Best
Mixed Use
$899.2K
$786.8K – $1.05M
NOI $62,945 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$2.14M
$1.87M – $2.49M
NOI $149,607 @ 7.0% cap · market cap 14.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,108
Businesses Nearby
Explore this area
Business Placement
Demographics for 37862, TN
23,236
Population
13,676
Households
1.7
Avg Household Size
43
Median Age
23%
College-Educated
87%
High-School Grad
81.8 sq mi
ZIP Area
284
Density / Sq Mi
$58,110
Median Household Income
$31,490
Median Earnings
$956
Median Rent
$283,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial layout includes multiple lobbies, conference rooms, and two kitchens.
Where is this mixed-use property located?
The property is located at 526 Belle Ave Sevierville, TN.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 1939 construction; Multiple lobby areas and conference rooms; Two kitchens within the property
