Multi-Office
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528 Boyds Creek Hwy, Seymour, TN 37865
Flexible office configuration with substantial parking and a separate lower-level entrance.
Property Size2,646 SF
Price / SF$160.62
Days on Market4
Property Features for 528 Boyds Creek Hwy
General Information
Standard status
Active
Size
2,646 SF
Property subtype
OFFICE
Amenities
separate entrance for downstairs
Building Details
Tenancy
Multi
Listing Agency:
Realty Executives Associates
(865) 688-3232
Listed By:
Dave Roberts
(865) 621-3673
Source:
Moodyscre
Added: Sep 3
Changed: Sep 5
Last Checked: Sep 5 at 3:19PM
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 Realty Executives Associates
Investment Insights
Based on property information with market context.
This 2,646-square-foot commercial property is configured as multiple office spaces and includes a separate entrance serving the downstairs area. The layout is described for office, service business, retail, and medical uses, providing a range of potential commercial applications.
A large parking area supports the property, while the separate lower-level access may help distinguish circulation between occupants or functions. The property is located at 528 Boyds Creek Hwy in Seymour, Tennessee.
A large parking area supports the property, while the separate lower-level access may help distinguish circulation between occupants or functions. The property is located at 528 Boyds Creek Hwy in Seymour, Tennessee.
Key Highlights
- 2,646 square feet of multi‑office space
- Separate entrance for the downstairs area
- Large parking area
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
$37,493
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
8.82%
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%
$749,860
$749.9K
Cap Rate 7%
$535,614
$535.6K
Cap Rate 9%
$416,589
$416.6K
Market Conditions
NOI Build-Up for 2,646 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
$61.0K $23.04/SF
− Vacancy
−$11.0K −$4.15/SF
EGI
$50.0K $18.89/SF
− OpEx
−$12.5K −$4.72/SF
NOI
$37.5K $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%
$749,860
Cap Rate 7%
$535,614
Cap Rate 9%
$416,589
Alternative Uses
Best Use
Office B
$535.6K
$468.7K – $624.9K
NOI $37,493 @ 7.0% cap · market cap 8.82%
Second Best
Healthcare Medical
$448.2K
$392.2K – $523.0K
NOI $31,377 @ 7.0% cap · market cap 7.38%
Theoretical Best
Office A
$1.12M
$976.4K – $1.30M
NOI $78,110 @ 7.0% cap · market cap 18.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
133
Businesses Nearby
Explore this area
Business Placement
Demographics for 37865, TN
22,567
Population
10,329
Households
2.2
Avg Household Size
44
Median Age
23%
College-Educated
93%
High-School Grad
73.3 sq mi
ZIP Area
308
Density / Sq Mi
$88,410
Median Household Income
$43,269
Median Earnings
$1,351
Median Rent
$276,900
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 units - Flexible office configuration with substantial parking and a separate lower-level entrance.
Where is this office units located?
The property is located at 528 Boyds Creek Hwy Seymour, TN.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,646 square feet of multi‑office space; Separate entrance for the downstairs area; Large parking area
