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    354 Shadowtown Road Blountville, TN 37617

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    Claim this Listing
    For Lease
    $30,000

    COMMERCIAL - Blountville, TN

    Lot size:
    6.60 Acres
    Added:
    Sep 20, 2025
    Days on Market:
    229
    Last Refresh:
    May 6 at 3:06 pm

    Property Features for 354 Shadowtown Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    B3
    Parking
    72
    Standard status
    Active
    APN
    064 138.00
    Lot size
    6.60 Acres

    Taxes and HOA fees

    Tax Annual Amount
    14269

    Utilities

    Utilities
    Water Available
    Water source
    Public

    Building Details

    Year built
    1990

    We can help!

    Listing Contact
    Ed Mahaffey
    Ed Mahaffey

    Listing agent Ed Mahaffey License #355986

    Listing office TCI Group - Jerry Petzoldt Agency, LLC 5 Red Bush Court Suite 20, TN

    Listing date Sep 20, 2025

    MLS# 9986057

    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

    • Easy 24‑Hr access and centrally located to the Tri‑Cities (Bristol, Kingsport, Johnson City).
    • Secure location with controlled access, video surveillance, fencing, and night lighting.
    • Located just off Exit 66 of Interstate 81.
    • Income producing property currently used as an RV Outside Storage site with 72 parking spots.
    • Suitable for heavy equipment parking or material lay‑down yard.
    • Close proximity to Tri‑City Airport (one exit away).

    Overview

    6.6 Acre Commercial Site Lease

    This 6.6-acre commercial site is available for lease in Blountville, Tennessee. The property is centrally located to the Tri-Cities, just off Exit 66 of Interstate 81, within the former Carolina Pottery commercial development. It offers convenient 24-hour access in a level, secure, and well-lit location. The property features controlled security access, video surveillance, fencing, and night lighting. It is currently utilized as an RV outside storage site with 72 parking spots and could be used for heavy equipment parking or as a material lay-down yard. Travel time to Bristol and Kingsport is approximately 10 minutes, and Johnson City is about 15 minutes away. The site is also located one exit from the Tri-City Airport. The zoning is B3. The owner will consider multiple tenants. Priced per acre per year.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Design Build Construction ... Construction Company Blountville RV Storage Storage Facility Right Way Marketing ... Advertising Agency Tri-Cities Cinema 7 Cinema

    Suggested Use

    Building Supply Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Storage Facility Garden Center Grocery & Convenience Store Car Rental Facility Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Blountville
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.393662
    Latitude
    36.531749

    Nearby Similar for Lease

    • $1,000,000 SF/Yr

      Blountville Commercial Property For Rent

      6.6 acre commercial site near I-81, ideal for storage.
      354 Shadowtown Road, Blountville, TN 37617
      View Details
    • Contact for pricing

      Land For Rent

      Land available for rent at 100 Cargo Center Dr.
      100 Cargo Center Dr, Blountville, TN 37617
      View Details

    FAQs

    What type of property is this?
    Commercial land - 6.6 acre commercial site for lease in Blountville, Tennessee.
    Where is this commercial land located?
    The property is located at 354 Shadowtown Road Blountville, TN.
    What is the lease rate?
    The lease rate is $30,000.
    What are key features of this property?
    This property features: Easy 24‑Hr access and centrally located to the Tri‑Cities (Bristol, Kingsport, Johnson City).; Secure location with controlled access, video surveillance, fencing, and night lighting.; Located just off Exit 66 of Interstate 81.
    (423) 430-4215
    We can help!
    Listing Contact
    Ed Mahaffey
    Ed Mahaffey
    Real Estate License ID: 355986
    Learn More
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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.

    More about this property
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