Remodeled Mixed-Use
New
For Sale
$399,000
739 W Main St, Sevierville, TN 37862
Two-bedroom, three-bath property with C-4 zoning and potential for office, residential, or short-term rental use.
Property Size1,352 SF
Lot Size1.80 Acres
Price / SF$295.12
Days on Market6
Property Features for 739 W Main St
General Information
Standard status
Active
Size
1,352 SF
Lot size
1.80 Acres
Zoning
C-4
Additional Details
Road Access
Yes
Building Details
Year Built
1946
Buildings
2
Listing Agency:
Hitt Real Estate
Listed By:
Tara D'Andrea
(865) 216-5377
Source:
Fiddletreerealty
Added: Sep 22
Changed: Sep 25
Last Checked: Sep 26 at 11:35AM
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 Hitt Real Estate
Investment Insights
Based on property information with market context.
This remodeled mixed-use property combines a two-bedroom, three-bath layout with a range of stated commercial and residential applications. The building dates to 1946 and includes updated features, along with a separate outdoor storage building. Its configuration supports consideration for office space, a primary residence, or a short-term rental, subject to applicable requirements.
Set at 739 W Main St in downtown Sevierville, the property occupies 1.8 acres and includes on-site parking. The location is described as being near area attractions and everyday conveniences, with access from Main Street. C-4 zoning is in place, and the property offers a flexible setting for office, residential, or short-term rental use.
Set at 739 W Main St in downtown Sevierville, the property occupies 1.8 acres and includes on-site parking. The location is described as being near area attractions and everyday conveniences, with access from Main Street. C-4 zoning is in place, and the property offers a flexible setting for office, residential, or short-term rental use.
Key Highlights
- 1.8‑acre mixed‑use property at 739 W Main St, Sevierville, TN 37862
- C‑4 zoning supports the stated commercial and residential use possibilities
- Remodeled 2‑bedroom, 3‑bath building
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
$19,157
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
4.80%
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%
$383,140
$383.1K
Cap Rate 7%
$273,671
$273.7K
Cap Rate 9%
$212,856
$212.9K
Market Conditions
NOI Build-Up for 1,352 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
$31.2K $23.04/SF
− Vacancy
−$5.6K −$4.15/SF
EGI
$25.5K $18.89/SF
− OpEx
−$6.4K −$4.72/SF
NOI
$19.2K $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%
$383,140
Cap Rate 7%
$273,671
Cap Rate 9%
$212,856
Alternative Uses
Best Use
Office B
$273.7K
$239.5K – $319.3K
NOI $19,157 @ 7.0% cap · market cap 4.80%
Second Best
Mixed Use
$239.9K
$209.9K – $279.9K
NOI $16,792 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$570.2K
$498.9K – $665.2K
NOI $39,911 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
193
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-bedroom, three-bath property with C-4 zoning and potential for office, residential, or short-term rental use.
Where is this mixed-use property located?
The property is located at 739 W Main St Sevierville, TN.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1.8‑acre mixed‑use property at 739 W Main St, Sevierville, TN 37862; C‑4 zoning supports the stated commercial and residential use possibilities; Remodeled 2‑bedroom, 3‑bath building
