First-Floor Medical Office
For Sale
$575,000
444 Clinchfield Street, Kingsport, TN 37660
COMMERCIAL - Kingsport, TN
Property Size3,393 SF
Price / SF$169.47
Days on Market251
Property Features for 444 Clinchfield Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2/B2E
Subdivision
City Of Kingsport
Directions
From I26, take Exit 1 onto 11W/Stone Dr. Turn Right onto W Stone Dr N followed by a Right onto Donelson Dr in .8 mile. Take a slight Left onto W Sullivan St in .2 of a mile. Turn right onto Roller St in 700 ft followed by a left into the parking lot .
Standard status
Active
APN
046h K 002.10
Size
3,393 SF
Taxes and HOA fees
Tax Annual Amount
5006
HOA Fee
$1,200 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Amenities
lobby
office area
full gym area with private rooms
two separate bathrooms
laundry
lounge
Building Details
Year built
2012
Building materials
Brick
Roof type
Rubber
Listing Agency:
Property Executives Johnson City
(423) 952-0226
Listed By:
Lauren Clemson · License #338564
(423) 202-0960
Added: Dec 15, 2025
Changed: Aug 4
Last Checked: Aug 23 at 4:06PM
MLS# 9989267
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 3,393-square-foot medical office space occupies the first floor of The Press Building, with direct access from the building entrance. The current layout includes a lobby, office area, full gym, private rooms, two separate bathrooms, laundry, and a lounge. The space is suited to continued medical or healthcare-oriented use based on its existing configuration.
Built in 2012, the brick building has central air conditioning and heat-pump heating. Public water and public sewer serve the property, and the roof is rubber. Zoning is B2/B2E. Other healthcare offices, financial and insurance businesses, the Kingsport Chamber of Commerce, and Kingsport City Schools are located within the building.
Built in 2012, the brick building has central air conditioning and heat-pump heating. Public water and public sewer serve the property, and the roof is rubber. Zoning is B2/B2E. Other healthcare offices, financial and insurance businesses, the Kingsport Chamber of Commerce, and Kingsport City Schools are located within the building.
Key Highlights
- 3,393 SF first‑floor medical office space
- Lobby, office area, full gym, private rooms, laundry, and lounge
- Two separate bathrooms included in the existing layout
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
$49,543
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
8.62%
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%
$990,860
$990.9K
Cap Rate 7%
$707,757
$707.8K
Cap Rate 9%
$550,478
$550.5K
Market Conditions
NOI Build-Up for 3,393 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
$84.7K $24.96/SF
− Vacancy
−$18.6K −$5.49/SF
EGI
$66.1K $19.47/SF
− OpEx
−$16.5K −$4.87/SF
NOI
$49.5K $14.60/SF
Area
Sullivan County, TN
Vacancy
22.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$990,860
Cap Rate 7%
$707,757
Cap Rate 9%
$550,478
Alternative Uses
Best Use
Office B
$707.8K
$619.3K – $825.7K
NOI $49,543 @ 7.0% cap · market cap 8.62%
Second Best
Healthcare Medical
$558.8K
$489.0K – $652.0K
NOI $39,118 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,943 @ 7.0% cap · market cap 15.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,099
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 37660, TN
39,479
Population
20,405
Households
1.9
Avg Household Size
45
Median Age
24%
College-Educated
88%
High-School Grad
65.7 sq mi
ZIP Area
601
Density / Sq Mi
$46,913
Median Household Income
$34,164
Median Earnings
$833
Median Rent
$177,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical layout includes a lobby, gym, private rooms, and two bathrooms.
Where is this medical office space located?
The property is located at 444 Clinchfield Street Kingsport, TN.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 3,393 SF first‑floor medical office space; Lobby, office area, full gym, private rooms, laundry, and lounge; Two separate bathrooms included in the existing layout
