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    383 S Tva Rd Bristol, TN 37620

    Sponsored
    For Sale
    $5,100,000

    COMMERCIAL - Bristol, TN

    Property size:
    9,824 SF
    Lot size:
    13.63 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 3 at 6:06 pm

    Property Features for 383 S Tva Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    AR
    APN
    070 130.00
    Size
    9,824 SF
    Lot size
    13.63 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Heat Pump (Heating)
    Cooling system
    Heat Pump
    Water source
    Public

    Building Details

    Year built
    2021
    Building materials
    Log, Wood Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Josh Taylor
    Josh Taylor

    Path Real Estate LLC (423) 377-0577

    Listing agent Josh Taylor (423) 366-2353 License #315197

    Listing date Feb 28, 2026

    MLS# 9991705

    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.

    Learn more

    Property Insight Report

    Overview

    Premier Fishing Destination on Holston River

    Tailwaters Lodge is a vacation destination for fishermen, located on 13.63 acres with 540 ft of river frontage on the Holston River. The property includes six rental cabins, an owner's cabin, an office/gift shop, and a workshop. Three of the cabins, along with the workshop (with apartment above), were newly constructed in 2021, while the existing cabins have all seen renovations and upgrades. Each cabin offers unique features and character. The county has approved the property for constructing a large main lodge and an additional guest cabin. With AR zoning, there are opportunities for further development. The property is located within walking distance of the Weir Dam and public boat launch. Tailwaters Lodge has partnerships with local fishing guides. The property has the most capacity of any rental on the South Fork. There are mountain views from the top of the property, as well as a road to the water's edge. Tailwaters Lodge also manages six additional South Holston River short-term rental properties. The property is suitable for families, groups, and corporate gatherings along the South Holston River.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Properties

    Suggested Use

    Hotel & Motel Gym & Fitness Center Daycare Center Travel Agency Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Bristol
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.110816
    Latitude
    36.520775

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    FAQs

    What type of property is this?
    Waterfront Property - 13.63 acres with river frontage, cabins, and development potential.
    Where is this waterfront property located?
    The property is located at 383 S Tva Rd Bristol, TN.
    What is the asking price?
    The asking price for this property is $5,100,000.
    What are key features of this property?
    This property features: - Premier vacation destination with established reputation and repeat business, catering to fishermen on the South Holston River.; - Significant **540 ft of river frontage** on the Holston River, a top-rated fishery.; - Multiple rental cabins (six) plus owner's cabin, office/gift shop, and workshop, with **recent construction (2021) and renovations.**
    (423) 366-2353
    Request Owner's contact information
    383 S Tva Rd Bristol, TN 37620
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    Bristol, TN 37620
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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
    383 S Tva Rd Bristol, TN 37620
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    We can help!
    Listing Contact
    Josh Taylor
    Josh Taylor
    Real Estate License ID: 315197
    (423) 366-2353 (423) 205-6521
    Learn more
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