Remodeled Duplex with Two
For Sale
$189,000
526 Dale Street, Kingsport, TN 37660
Multi Family, Kingsport, TN
Property Size1,442 SF
Lot Size0.15 Acres
Price / SF$131.07
Days on Market20
Property Features for 526 Dale Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R 4
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Dining Room, Bedroom 1, Bedroom 3, Bathroom 2
Patio and Porch features
Porch
Interior features
Kitchen/Dining Combo, Remodeled, Solid Surface Counters
Appliances
Electric Range, Refrigerator
Subdivision
Not In Subdivision
Elementary school
Lincoln
Middle school
Sevier
High school
Dobyns Bennett
Directions
Traveling on E. Center St from Dobyns Bennett High School. Travel approximately 1 mile and turn right on Dale St. Duplex is approx. 0.2 miles on the left. Sign in yard.
Standard status
Active
APN
046o A 033.00
Size
1,442 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
516
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Conservus Homes
(423) 343-4307
Listed By:
Lori Fletcher · License #355734
(423) 276-8232
Added: Aug 11
Changed: Aug 28
Last Checked: Aug 30 at 9:06AM
MLS# 9999383
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 1,442-square-foot duplex, built in 1940, contains two leased units with distinct layouts. The main-level residence offers one bedroom and one bathroom, while the upper residence includes two bedrooms and one bathroom. Interior improvements include vinyl flooring, updated cabinetry, solid-surface countertops, refreshed lighting, new vanities, new appliances, and fresh paint. The property also features a new roof, vinyl siding, an open front porch, and a level yard on a 0.15-acre lot.
Located at 526 Dale Street in Kingsport, the property is near downtown, schools, shopping, restaurants, and public transit. Public water and public sewer serve the property, and the duplex is zoned R 4. The sale includes both sides of the building.
Located at 526 Dale Street in Kingsport, the property is near downtown, schools, shopping, restaurants, and public transit. Public water and public sewer serve the property, and the duplex is zoned R 4. The sale includes both sides of the building.
Key Highlights
- Two leased units included in the sale
- 1,442 square feet on a 0.15‑acre lot
- One‑bedroom main‑level unit plus two‑bedroom upper unit
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
$10,759
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
5.69%
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%
$215,180
$215.2K
Cap Rate 7%
$153,700
$153.7K
Cap Rate 9%
$119,544
$119.5K
Market Conditions
NOI Build-Up for 1,442 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
$16.4K $11.40/SF
− Vacancy
−$1.1K −$0.74/SF
EGI
$15.4K $10.66/SF
− OpEx
−$4.6K −$3.20/SF
NOI
$10.8K $7.46/SF
Area
Sullivan County, TN
Vacancy
6.50%
Lease Rate
$11.40 /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%
$215,180
Cap Rate 7%
$153,700
Cap Rate 9%
$119,544
Alternative Uses
Best Use
Multifamily LT 5
$153.7K
$134.5K – $179.3K
NOI $10,759 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$143.9K
$125.9K – $167.9K
NOI $10,073 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$540.0K
$472.5K – $630.0K
NOI $37,800 @ 7.0% cap · market cap 20.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,971
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Leased two-unit property with updated interiors, public utilities, and convenient access to downtown Kingsport, schools, shopping, dining, and transit.
Where is this duplex located?
The property is located at 526 Dale Street Kingsport, TN.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Two leased units included in the sale; 1,442 square feet on a 0.15‑acre lot; One‑bedroom main‑level unit plus two‑bedroom upper unit
