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    Turn-Key Gas Station and Deli Title is generated by Realmo AI

    219 Fordtown Road, Fall Branch, TN 37656

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    Claim this Listing
    For Sale
    $765,000

    COMMERCIAL - Fall Branch, TN

    Property size:
    3,960 SF
    Lot size:
    0.49 Acres
    Price / SF:
    $193/SF
    Added:
    Mar 30, 2026
    Days on Market:
    54
    Last Refresh:
    May 22 at 8:06 pm

    Property Features for 219 Fordtown Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    025 006.01
    Size
    3,960 SF
    Lot size
    0.49 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1757

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Heating system
    Radiant, Heat Pump (Heating)
    Cooling system
    Heat Pump
    Water source
    Public

    Building Details

    Year built
    1980
    Building materials
    Brick, Vinyl Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Lynne Jones
    Lynne Jones

    Listing agent Lynne Jones License #343217

    Listing office Hurd Realty, LLC 110 KLM Drive Suite 1, Johnson City, TN

    Listing date Mar 30, 2026

    MLS# 9993054

    Copyright © 2026 Tennessee Virginia Regional Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turn‑key convenience store and gas station with deli ('Munchies') - all equipment included.
    • Spacious upstairs 4‑bedroom, 2‑bath apartment with existing renter.
    • High‑visibility location with proven operations.
    • Opportunity to grow revenue from gas, food store, and restaurant.
    • Financials available for review.
    • Brick and Vinyl Siding Construction with Metal Roof.

    Overview

    This is a turn-key convenience store and gas station with an on-site deli, known as ''Munchies''. All equipment is in place and ready to generate revenue. The property includes a spacious upstairs 4-bedroom, 2-bath apartment, which is currently occupied by a renter. This is a high-visibility property with proven operations, presenting an immediate opportunity for new ownership to step in and grow. The revenue is balanced between gas, food store, and restaurant. The purchase of the store does not include stock/merchandise, but stock may be purchased for an additional cost. The buyer must apply for, be approved for, and assume the existing fuel supply agreement with the current supplier and must purchase existing fuel at closing. The property is zoned commercial and sits on a 0.49-acre lot. The building size is 3960 square feet. It is located in Fall Branch, TN.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $729.9K
    NOI $65,692 @ 9.00% cap · cautious / downside scenario
    Moderate
    $938.5K
    NOI $65,692 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.31M
    NOI $65,692 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $91.2k $23.04
    − Vacancy −$3.6k −$0.92
    EGI $87.6k $22.12
    − OpEx −$21.9k −$5.53
    NOI $65.7k $16.59
    3,960 SF · lease $23.04/SF/yr · vacancy 4.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $938.5K
    $821.2K – $1.09M (±1% cap)
    NOI $65,692 @ 7.0% cap · market cap 8.59%
    Second Best
    Retail
    $885.0K
    $774.4K – $1.03M (±1% cap)
    NOI $61,951 @ 7.0% cap · market cap 8.10%
    Theoretical Best
    Office A
    $1.67M
    $1.46M – $1.95M (±1% cap)
    NOI $116,899 @ 7.0% cap · market cap 15.28%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Munchies Country Store ... Grocery & Convenience Store Citgo Gas Station

    Suggested Use

    Restaurant Building Supply Food Market Grocery & Convenience Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Fall Branch
    County
    Washington
    State
    Tennessee
    Longitude
    -82.610287
    Latitude
    36.387199

    Nearby Similar for Sale

    • $5,200,000
      15,678 SF

      Fall Branch Commercial Property on I-81

      Multi-purpose commercial property with I-81 access and development potential.
      195 Joe R. McCrary Road, Fall Branch, TN 37656
      View Details
    • $199,900
      1,440 SF

      Fall Branch Commercial Building For Sale

      Commercial building in Fall Branch, Tennessee, suitable for various businesses.
      1604 Kingsport Highway, Fall Branch, TN 37656
      View Details

    FAQs

    What type of property is this?
    Gas station - Profitable gas station, deli, and apartment in Fall Branch.
    Where is this gas station located?
    The property is located at 219 Fordtown Road Fall Branch, TN.
    What is the asking price?
    The asking price for this property is $765,000.
    What are key features of this property?
    This property features: Turn‑key convenience store and gas station with deli ('Munchies') - all equipment included.; Spacious upstairs 4‑bedroom, 2‑bath apartment with existing renter.; High‑visibility location with proven operations.
    (423) 676-7941
    We can help!
    Listing Contact
    Lynne Jones
    Lynne Jones
    Real Estate License ID: 343217
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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.

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