Top-Floor Office Suite with
550 W Main St Knoxville, TN 37902
For Sale
Contact for pricing
Pending
Top-floor, nine-story office condominium suite with multiple private offices, conference rooms, and an en-suite balcony.
Property Size9,632 SF
Days on Market220
Property Features for 550 W Main St
General Information
Standard status
Pending
Size
9,632 SF
Property subtype
OFFICE
Listing Agency:
Lawler-Wood, LLC
(865) 306-1070
Listed By:
Ben Petre
(865) 306-1070
Source:
Moodyscre
Added: Dec 22, 2025
Changed: Jul 29
Last Checked: Jul 29 at 6:16AM
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 Lawler-Wood, LLC
Investment Insights
Based on property information with market context.
Completed in 1992, this Class A office condominium is located within a nine-story tower. Suite 901 sits on the top floor and features tasteful interior finishes with views on three sides. The suite is divided into two distinct sections, each accessible through a private entry off the main elevator lobby. The current build-out includes 15–16 private offices, conference and breakout spaces, a kitchen, copy/printing room, IT room, file storage, and a library. A private en-suite balcony on the rear overlooks the Tennessee River and South Waterfront.
Suite 901 also includes rights to +/-10 parking spaces in the attached parking garage. The space currently has an occupied portion and a majority of the suite is unoccupied; the owner occupies the northern-most section shown as the bullnose on the floor plan.
For a buyer seeking flexibility, the configuration supports both continued occupancy in the existing portion and future improvements or alterations across the broader suite as needed.
Suite 901 also includes rights to +/-10 parking spaces in the attached parking garage. The space currently has an occupied portion and a majority of the suite is unoccupied; the owner occupies the northern-most section shown as the bullnose on the floor plan.
For a buyer seeking flexibility, the configuration supports both continued occupancy in the existing portion and future improvements or alterations across the broader suite as needed.
Key Highlights
- Suite 901 is on the top floor of a nine‑story, completed‑in‑1992 Bank of America Center office tower
- Roughly 9,632 SF top‑floor suite with views on three sides: Downtown Knoxville, University of Tennessee/Neyland Stadium, and the Tennessee River/Smoky Mountains
- Suite includes two distinct sections with a private entry off the main elevator lobby, with 15–16 private offices plus multiple conference/breakout spaces
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $202.3k | $21.00 |
| − Vacancy | −$32.4k | −$3.36 |
| EGI | $169.9k | $17.64 |
| − OpEx | −$42.5k | −$4.41 |
| NOI | $127.4k | $13.23 |
9,632 SF · lease $21.00/SF/yr · vacancy 16.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.82M
$1.59M – $2.12M
NOI $127,431 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.39M
$2.09M – $2.78M
NOI $166,996 @ 7.0% cap · market cap 8.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Office units - Top-floor, nine-story office condominium suite with multiple private offices, conference rooms, and an en-suite balcony.
Where is this office units located?
The property is located at 550 W Main St Knoxville, TN.
What is the asking price?
The asking price for this property is $1,990,000.
What are key features of this property?
This property features: Suite 901 is on the top floor of a nine‑story, completed‑in‑1992 Bank of America Center office tower; Roughly 9,632 SF top‑floor suite with views on three sides: Downtown Knoxville, University of Tennessee/Neyland Stadium, and the Tennessee River/Smoky Mountains; Suite includes two distinct sections with a private entry off the main elevator lobby, with 15–16 private offices plus multiple conference/breakout spaces
