Commercial Land with Dual
For Sale
$599,000
2970 E Hwy 11, Bluff City, TN 37618
Commercial Sale, Bluff City, TN
Property Size2,440 SF
Lot Size1.64 Acres
Price / SF$245.49
Days on Market348
Property Features for 2970 E Hwy 11
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B3
Subdivision
Not In Subdivision
Directions
On Highway 11E across from South Entrance of Bristol Motor Speedway
Standard status
Active
APN
067o A 006.00
Size
2,440 SF
Lot size
1.64 Acres
Taxes and HOA fees
Tax Annual Amount
3913
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1948
Building materials
Brick
Roof type
Shingle
Listing Agency:
RE/MAX Preferred
(423) 282-1817
Listed By:
Tim Carter · License #319947
(423) 967-2626
Added: Oct 14, 2025
Changed: Aug 19
Last Checked: Sep 26 at 12:06PM
MLS# 9987054
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.
Investment Insights
Based on property information with market context.
This 1.64-acre commercial parcel is zoned B3 and includes a 2,440-square-foot brick structure built in 1948. The improvement has a shingle roof, heat-pump heating and cooling, public water, and public sewer. The property was previously used as a service station and included two single-family residences.
The site offers road frontage along both the front and rear of the property and is located across from Bristol Motor Speedway in Bluff City, Tennessee. Its position on E Hwy 11 places the parcel in a high-traffic commercial area, as identified in the property information.
The site offers road frontage along both the front and rear of the property and is located across from Bristol Motor Speedway in Bluff City, Tennessee. Its position on E Hwy 11 places the parcel in a high-traffic commercial area, as identified in the property information.
Key Highlights
- 1.64‑acre commercial parcel zoned B3
- 2,440‑square‑foot brick structure built in 1948
- Road frontage along both the front and rear of the property
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
$37,700
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
6.29%
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%
$754,000
$754.0K
Cap Rate 7%
$538,571
$538.6K
Cap Rate 9%
$418,889
$418.9K
Market Conditions
NOI Build-Up for 2,440 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
$56.2K $23.04/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$53.9K $22.07/SF
− OpEx
−$16.2K −$6.62/SF
NOI
$37.7K $15.45/SF
Area
Sullivan County, TN
Vacancy
4.20%
Lease Rate
$23.04 /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%
$754,000
Cap Rate 7%
$538,571
Cap Rate 9%
$418,889
Alternative Uses
Best Use
Retail
$538.6K
$471.3K – $628.3K
NOI $37,700 @ 7.0% cap · market cap 6.29%
Second Best
Specialty Retail
$368.6K
$322.5K – $430.1K
NOI $25,803 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$913.7K
$799.5K – $1.07M
NOI $63,962 @ 7.0% cap · market cap 10.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 37618, TN
12,729
Population
6,250
Households
2
Avg Household Size
47
Median Age
17%
College-Educated
88%
High-School Grad
69.3 sq mi
ZIP Area
184
Density / Sq Mi
$58,413
Median Household Income
$37,003
Median Earnings
$880
Median Rent
$174,000
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - B3-zoned commercial parcel with public water, public sewer, and access from both the front and rear.
Where is this commercial land located?
The property is located at 2970 E Hwy 11 Bluff City, TN.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 1.64‑acre commercial parcel zoned B3; 2,440‑square‑foot brick structure built in 1948; Road frontage along both the front and rear of the property
