B-4 Zoned Commercial Land
For Sale
$954,000
6089 Bristol Highway, Johnson City, TN 37659
COMMERCIAL - Johnson City, TN
Property Size2,301 SF
Lot Size3.50 Acres
Price / SF$414.60
Days on Market66
Property Features for 6089 Bristol Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B4
Directions
From I-26 in Johnson City, take Exit 24 and merge onto US-11E/Bristol Highway heading northeast toward Piney Flats. Continue on Bristol Highway for approximately 8 miles; 6089 Bristol Highway will be on your right just before the Piney Flats area near the Sullivan County line.
Subdivision
105 - Piney Flats
Standard status
Active
APN
135 007.00
Size
2,301 SF
Lot size
3.50 Acres
Taxes and HOA fees
Tax Annual Amount
1238
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1984
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
The Addington Agency Bristol
(423) 845-5800
Listed By:
Garrett Addington · License #337697
(423) 646-1060
Added: Jun 19
Changed: Aug 4
Last Checked: Aug 23 at 2:06AM
MLS# 9997044
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 3.5+/- acre commercial land tract is zoned B-4 and includes an existing brick residence along with a detached garage and a pole barn. The combination of developable acreage and existing improvements can support interim use for office, equipment storage, or phased redevelopment while plans move forward.
The property is positioned along Bristol Highway and is described as having an estimated traffic count exceeding 30,000 vehicles per day. It also has convenient access to Highway 11E and Interstate 26, and the site is located outside of designated flood hazard areas. Public utilities are noted as nearby.
For buyers and developers, the B-4 zoning and highway-oriented placement offer flexibility for a range of commercial and redevelopment plans. The existing brick residence and outbuildings may be useful for interim operations or storage as approvals and site work progress. This tract is offered for sale in Johnson City, within Sullivan County, and is intended for parties seeking a larger commercial land position with visibility and access.
The property is positioned along Bristol Highway and is described as having an estimated traffic count exceeding 30,000 vehicles per day. It also has convenient access to Highway 11E and Interstate 26, and the site is located outside of designated flood hazard areas. Public utilities are noted as nearby.
For buyers and developers, the B-4 zoning and highway-oriented placement offer flexibility for a range of commercial and redevelopment plans. The existing brick residence and outbuildings may be useful for interim operations or storage as approvals and site work progress. This tract is offered for sale in Johnson City, within Sullivan County, and is intended for parties seeking a larger commercial land position with visibility and access.
Key Highlights
- 3.5+/- acre commercial tract along Bristol Highway with traffic exceeding 30,000 vehicles per day
- B‑4 zoning allowing a wide range of commercial uses, including retail, quick‑service restaurants, automotive sales, professional offices, hospitality, self‑storage, medical facilities, mixed‑use, and residential development
- Access to Highway 11E and Interstate 26
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
$27,957
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
2.93%
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%
$559,140
$559.1K
Cap Rate 7%
$399,386
$399.4K
Cap Rate 9%
$310,633
$310.6K
Market Conditions
NOI Build-Up for 2,301 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
$49.7K $21.60/SF
− Vacancy
−$5.0K −$2.16/SF
EGI
$44.7K $19.44/SF
− OpEx
−$16.8K −$7.29/SF
NOI
$28.0K $12.15/SF
Area
Washington County, TN
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$559,140
Cap Rate 7%
$399,386
Cap Rate 9%
$310,633
Alternative Uses
Best Use
Mixed Use
$399.4K
$349.5K – $466.0K
NOI $27,957 @ 7.0% cap · market cap 2.93%
Second Best
Apartment 5plus
$185.8K
$162.6K – $216.8K
NOI $13,008 @ 7.0% cap · market cap 1.36%
Theoretical Best
Office A
$970.4K
$849.1K – $1.13M
NOI $67,926 @ 7.0% cap · market cap 7.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Explore this area
Business Placement
Demographics for 37659, TN
29,313
Population
12,798
Households
2.3
Avg Household Size
45
Median Age
29%
College-Educated
92%
High-School Grad
126.9 sq mi
ZIP Area
231
Density / Sq Mi
$69,765
Median Household Income
$40,962
Median Earnings
$1,034
Median Rent
$241,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - 3.5-acre B-4 commercial site with existing residence and outbuildings, positioned along Bristol Highway for strong visibility.
Where is this commercial land located?
The property is located at 6089 Bristol Highway Johnson City, TN.
What is the asking price?
The asking price for this property is $954,000.
What are key features of this property?
This property features: 3.5+/- acre commercial tract along Bristol Highway with traffic exceeding 30,000 vehicles per day; B‑4 zoning allowing a wide range of commercial uses, including retail, quick‑service restaurants, automotive sales, professional offices, hospitality, self‑storage, medical facilities, mixed‑use, and residential development; Access to Highway 11E and Interstate 26
