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    Bluff City Commercial Property For Sale Title is generated by Realmo AI

    2988 E Highway 11e, Bluff City, TN 37618

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    Claim this Listing
    For Sale
    $599,000

    COMMERCIAL - Bluff City, TN

    Property size:
    2,440 SF
    Lot size:
    1.64 Acres
    Price / SF:
    $245/SF
    Added:
    Oct 14, 2025
    Days on Market:
    229
    Last Refresh:
    May 30 at 12:06 am

    Property Features for 2988 E Highway 11e

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B3
    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

    We can help!

    Listing Contact
    Tim Carter

    Listing agent Tim Carter License #319947

    Listing office RE/MAX Preferred 2685 Boones Creek Rd, Johnson City, TN

    Listing date Oct 14, 2025

    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.

    HighLights

    • Prime location directly across from Bristol Motor Speedway
    • High traffic area ideal for business
    • Road frontage on both front and back of the property
    • Previously used as a service station and two single‑family homes
    • Brick construction
    • Public water and sewer connections

    Overview

    This commercial property is located in Bluff City, Tennessee, and offers a high-traffic location across from the Bristol Motor Speedway. The property, previously used as a service station and two single-family homes, has road frontage on both the front and back. The lot size is 1.64 acres. The property is zoned B3 and has a building size of 2440 square feet. This property is suitable for gas stations, automotive properties, retail properties, and auto shops.

    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 $56.2k $23.04
    − Vacancy −$2.4k −$0.97
    EGI $53.9k $22.07
    − OpEx −$16.2k −$6.62
    NOI $37.7k $15.45
    2,440 SF · lease $23.04/SF/yr · vacancy 4.20% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $538.6K
    $471.3K – $628.3K (±1% cap)
    NOI $37,700 @ 7.0% cap · market cap 6.29%
    Second Best
    Specialty Retail
    $368.6K
    $322.5K – $430.1K (±1% cap)
    NOI $25,803 @ 7.0% cap · market cap 4.31%
    Theoretical Best
    Office A
    $913.7K
    $799.5K – $1.07M (±1% cap)
    NOI $63,962 @ 7.0% cap · market cap 10.68%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Gas stations

    Map

    City
    Bluff City
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.1923
    Latitude
    36.4507

    Nearby Similar for Sale

    • $349,000
      1,470 SF

      Turnkey Pizzeria in Bluff City

      Fully equipped restaurant with residential potential in downtown Bluff City.
      239 Main Street, Bluff City, TN 37618
      View Details
    • $1,000,000
      18,520 SF

      Warehouse Near Bristol Motor Speedway

      18,520 SF warehouse on 3.31 acres near highway.
      116 Old Thomas Bridge Road, Bluff City, TN 37618
      View Details
    • $1,500,000
      18,520 SF

      Thriving Business Near Bristol Speedway

      Turnkey auto parts business opportunity with high visibility location.
      116 Old Thomas Bridge Road, Bluff City, TN 37618
      View Details

    FAQs

    What type of property is this?
    Gas station - Prime commercial real estate near Bristol Motor Speedway.
    Where is this gas station located?
    The property is located at 2988 E Highway 11e 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: Prime location directly across from Bristol Motor Speedway; High traffic area ideal for business; Road frontage on both front and back of the property
    (423) 967-2626
    We can help!
    Listing Contact
    Tim Carter
    Real Estate License ID: 319947
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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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