Multi-Lobby Office
For Sale
$999,900
526 Belle Avenue, Sevierville, TN 37862
COMMERCIAL - Sevierville, TN
Property Size5,068 SF
Lot Size0.53 Acres
Price / SF$197.30
Days on Market98
Property Features for 526 Belle Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
--
Rooms
Basement
Parking
10
Exterior features
Rain Gutters
Basement
Storage Space, Unfinished
Lot features
City Lot, Front Yard, Level
Directions
Property is at the corner of Elm ST and Belle Ave. GPS will take you there. less than .5 mile off of main st
Subdivision
Sevierville
Standard status
Active
APN
049N G 00100 000
Size
5,068 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2327
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
lobbies
conference rooms
kitchens
dwellings
Building Details
Year built
1939
Floors in Building
2
Flooring type
Laminate, Carpet, Hardwood, Tile
Building materials
Block, Brick
Listing Agency:
Your Home Sold Guaranteed Real
(865) 365-2280
Listed By:
Jacob Price
(865) 412-7627
Added: May 15
Changed: Aug 4
Last Checked: Aug 20 at 5:06PM
MLS# 311836
Copyright © 2026 Great Smoky Mountains 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.
Investment Insights
Based on property information with market context.
Multi-lobby office building positioned on a 0.53-acre site totaling 5,068 SF. The property includes multiple lobbies and multiple conference rooms, along with two kitchens. It also features additional dwellings if the next owner wants to live on site. A basement is listed among the room features.
Constructed with block and brick materials, the building includes rain gutters. Interior finishes include carpet, laminate, hardwood, and tile. Heating is central electric, and cooling includes electric central air.
Public water and public sewer services are provided. Built in 1939, the layout has previously been used as a real estate office and a marketing company, and it has room flexibility for office-oriented users.
Constructed with block and brick materials, the building includes rain gutters. Interior finishes include carpet, laminate, hardwood, and tile. Heating is central electric, and cooling includes electric central air.
Public water and public sewer services are provided. Built in 1939, the layout has previously been used as a real estate office and a marketing company, and it has room flexibility for office-oriented users.
Key Highlights
- 5,068 SF office building on 0.53 acres
- Multiple lobbies and multiple conference rooms
- Two kitchens plus listed additional dwellings
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
—
—
no second resolved use
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?
Office building - Office building with multiple lobbies, conference rooms, and two kitchens on a 0.53-acre site with public utilities.
Where is this office building located?
The property is located at 526 Belle Avenue 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: 5,068 SF office building on 0.53 acres; Multiple lobbies and multiple conference rooms; Two kitchens plus listed additional dwellings
