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    Live-Work and Retail Investment Property Title is generated by Realmo AI

    6389 Highway 411 S, Greenback, TN 37742

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    Claim this Listing
    New
    For Sale
    $274,999

    COMMERCIAL - Greenback, TN

    Type:Retail
    Property size:
    960 SF
    Lot size:
    1.02 Acres
    Price / SF:
    $286/SF
    Added:
    Jun 4, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 4 at 4:06 pm

    Property Features for 6389 Highway 411 S

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    C-1
    Rooms
    Basement
    Standard status
    Active
    APN
    080 026.01
    Size
    1 SF
    Lot size
    1.02 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    319

    Utilities

    Utilities
    Cable Available
    Water source
    Public

    Building Details

    Year built
    1950
    Floors in Building
    1
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Brittney Ellen Holt

    Listing agent Brittney Ellen Holt

    Listing office Your Home Sold Guaranteed Real 121 Suburban Road, TN

    Listing date Jun 4, 2026

    MLS# 312123

    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.

    HighLights

    • Commercially zoned property with multiple structures and land included; business does not convey
    • Main commercial building approx. 30x12 (360 SF) with restroom and side garage door access
    • Includes 2 RV hookups/outlets plus an additional standard power outlet
    • White workshop/studio apartment approx. 30x12 with refrigerator, stove, instant hot water heater, and farm sink
    • Brown workshop/studio apartment approx. 24x10 with mini split heating and cooling
    • No HVAC currently installed in the main commercial building; public water and cable available

    Overview

    This for-sale C-1 zoned property consists of land and improvements only. The main commercial building is approximately 30 by 12 and includes a restroom and side garage door access, creating a layout that can support retail, office, studio, or service-based use. The property also has RV hookups/outlets, along with an additional standard power outlet.

    Additional improvements include two workshop/studio apartment structures with flexible functionality. One white structure is approximately 30 by 12 and includes a refrigerator, stove, instant hot water heater, and farm sink that convey; no HVAC is currently installed. A second brown structure is approximately 24 by 10 and includes a mini-split heating and cooling system.

    The mix of commercial space and workshop/studio setups makes the property well suited for an owner-operator or investor seeking a live-work configuration, a small storefront and service use, or a creative studio environment. Side garage door access and utility hookups support practical day-to-day operations, while the multiple independent structures offer options for how different areas can be used within the same C-1 site.

    Local Financial Insights For Retail

    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 $20.7k $21.60
    − Vacancy −$1.0k −$1.08
    EGI $19.7k $20.52
    − OpEx −$5.9k −$6.16
    NOI $13.8k $14.36
    960 SF · lease $21.60/SF/yr · vacancy 5.00% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $197.0K
    $172.4K – $229.8K (±1% cap)
    NOI $13,789 @ 7.0% cap · market cap 5.01%
    Second Best
    Office B
    $181.4K
    $158.8K – $211.7K (±1% cap)
    NOI $12,701 @ 7.0% cap · market cap 4.62%
    Theoretical Best
    Office A
    $237.8K
    $208.1K – $277.4K (±1% cap)
    NOI $16,644 @ 7.0% cap · market cap 6.05%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Shirk’s GOAT Farm ... Home Decor Store

    Suggested Use

    Restaurant Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Gym & Fitness Center Department Store Food Market Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Greenback
    County
    Loudon
    State
    Tennessee
    Longitude
    -84.142104
    Latitude
    35.644483

    FAQs

    What type of property is this?
    Live-work space - C-1 zoned property with multiple structures, restroom access, and RV hookups for flexible retail, office, or creative uses.
    Where is this live-work space located?
    The property is located at 6389 Highway 411 S Greenback, TN.
    What is the asking price?
    The asking price for this property is $274,999.
    What are key features of this property?
    This property features: Commercially zoned property with multiple structures and land included; business does not convey; Main commercial building approx. 30x12 (360 SF) with restroom and side garage door access; Includes 2 RV hookups/outlets plus an additional standard power outlet
    (865) 809-1704
    We can help!
    Listing Contact
    Brittney Ellen Holt
    Request Owner's contact information
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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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