Flexible Retail and Office
For Sale
$900,000
9057 Middlebrook Pike, Knoxville, TN 37923
Open-plan suites offer office or retail use options, with a new roof scheduled for 2026.
Property Size4,500 SF
Days on Market75
Property Features for 9057 Middlebrook Pike
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Retail
Building Details
Building Size
4,500 SF
Listing Agency:
NAI Koella RM Moore - Knoxville
Listed By:
Michael Moore · License #TN #324982
(865) 221-9442
Source:
Koellamoore
Added: Jun 23
Changed: Aug 26
Last Checked: Sep 4 at 3:41AM
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 NAI Koella RM Moore - Knoxville
Investment Insights
Based on property information with market context.
This property provides an open floor plan that can support office, retail, or a mix of uses. The space has previously been used as a martial arts studio and a bed store, and it is currently offered for sale and lease. The offering includes two tenant-occupied suites of equal size with remaining term, along with an additional 1,500-square-foot suite available for an owner-user or a new tenant.
The property is noted for “Middlebrook exposure,” and is described as being under County CA zoning. A new roof is scheduled for 2026, which may be relevant for planning and near-term building maintenance.
Overall, the configuration supports separate suite occupancy while maintaining flexible open-plan layouts suited to a range of office and retail needs.
The property is noted for “Middlebrook exposure,” and is described as being under County CA zoning. A new roof is scheduled for 2026, which may be relevant for planning and near-term building maintenance.
Overall, the configuration supports separate suite occupancy while maintaining flexible open-plan layouts suited to a range of office and retail needs.
Key Highlights
- Open‑plan space with options for office, retail, or a mix of uses
- New roof scheduled for 2026
- Two tenants occupy 1,500 SF each with 3+ years of term remaining
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
$64,638
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%
$1,292,760
$1.3M
Cap Rate 7%
$923,400
$923.4K
Cap Rate 9%
$718,200
$718.2K
Market Conditions
NOI Build-Up for 4,500 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
$97.2K $21.60/SF
− Vacancy
−$4.9K −$1.08/SF
EGI
$92.3K $20.52/SF
− OpEx
−$27.7K −$6.16/SF
NOI
$64.6K $14.36/SF
Area
Knoxville, TN
Vacancy
5.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,292,760
Cap Rate 7%
$923,400
Cap Rate 9%
$718,200
Alternative Uses
Best Use
Retail
$923.4K
$808.0K – $1.08M
NOI $64,638 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$975.2K – $1.30M
NOI $78,019 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
254
Businesses Nearby
Explore this area
Business Placement
Demographics for 37923, TN
29,705
Population
14,238
Households
2.1
Avg Household Size
37
Median Age
47%
College-Educated
93%
High-School Grad
11.1 sq mi
ZIP Area
2,676
Density / Sq Mi
$70,046
Median Household Income
$42,498
Median Earnings
$1,303
Median Rent
$292,500
Median Home Value
Market
Vacancy Rate% for Retail in Knoxville, TN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Open-plan suites offer office or retail use options, with a new roof scheduled for 2026.
Where is this retail space located?
The property is located at 9057 Middlebrook Pike Knoxville, TN.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Open‑plan space with options for office, retail, or a mix of uses; New roof scheduled for 2026; Two tenants occupy 1,500 SF each with 3+ years of term remaining
