Mixed-Use Building with Retail &
For Sale
$429,900
Pending
105 Brookfield Drive, Kingsport, TN 37663
Commercial Sale, Kingsport, TN
Property Size4,544 SF
Lot Size0.35 Acres
Days on Market48
Property Features for 105 Brookfield Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B 3
Parking
10
Subdivision
Brookfield Place
Directions
From Kingsport or Johnson City, take Hwy 36 into Colonial Heights and turn onto Brookfield Dr. Building almost immediately on right. (Pay attention not to confuse this Brookfield Dr with Brookfield Ln a few streets down.)
Standard status
Pending
APN
107p A 017.00
Size
4,544 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Annual Amount
1716
Utilities
Sewer type
Septic Tank
Water source
Public
Building Details
Year built
1970
Building materials
Aluminum Siding, Brick
Roof type
Shingle
Listing Agency:
KW Johnson City · Keller Williams Realty
(423) 433-6500
Listed By:
Ryan McKinney · License #322580
(423) 773-1607
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 31 at 1:06AM
MLS# 9998180
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 fully occupied mixed-use investment offers six separate units in a single building, including three commercial retail suites and three residential apartments. The commercial component is approximately 1,850 square feet divided into three suites of approximately 400, 600, and 850 square feet. The residential component consists of three fully occupied apartments on the lower level. The roof is approximately six years old, helping minimize near-term capital expenditures for a future owner. Current gross scheduled rental income is approximately $47,940 annually.
The property is zoned B 3 and is located at 105 Brookfield Drive in Kingsport, Tennessee, on a convenient commercial corridor. Street-level parking is available for commercial clients and customers, and the site offers accessibility to East Stone Drive, Interstate 26, John B. Dennis Highway, and the greater Tri-Cities region.
The property is zoned B 3 and is located at 105 Brookfield Drive in Kingsport, Tennessee, on a convenient commercial corridor. Street-level parking is available for commercial clients and customers, and the site offers accessibility to East Stone Drive, Interstate 26, John B. Dennis Highway, and the greater Tri-Cities region.
Key Highlights
- Fully occupied 6‑unit mixed‑use building with three commercial suites and three residential apartments
- ~1,850 SF commercial component split into three suites (~400, ~600, and ~850 SF) with street‑level parking
- Three lower‑level apartments, all fully occupied and generating three additional rental income streams
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
$31,742
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
7.38%
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%
$634,840
$634.8K
Cap Rate 7%
$453,457
$453.5K
Cap Rate 9%
$352,689
$352.7K
Market Conditions
NOI Build-Up for 4,544 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
$61.1K $13.44/SF
− Vacancy
−$3.4K −$0.74/SF
EGI
$57.7K $12.70/SF
− OpEx
−$26.0K −$5.72/SF
NOI
$31.7K $6.99/SF
Area
Sullivan County, TN
Vacancy
5.50%
Lease Rate
$13.44 /SF/Yr
Expense Ratio
45.00%
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%
$634,840
Cap Rate 7%
$453,457
Cap Rate 9%
$352,689
Alternative Uses
Best Use
Mixed Use
$569.6K
$498.4K – $664.6K
NOI $39,874 @ 7.0% cap · market cap 9.28%
Second Best
Apartment 5plus
$453.5K
$396.8K – $529.0K
NOI $31,742 @ 7.0% cap · market cap 7.38%
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,115 @ 7.0% cap · market cap 27.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
133
Businesses Nearby
Explore this area
Business Placement
Demographics for 37663, TN
14,392
Population
6,679
Households
2.2
Avg Household Size
47
Median Age
34%
College-Educated
95%
High-School Grad
25.8 sq mi
ZIP Area
558
Density / Sq Mi
$76,122
Median Household Income
$45,399
Median Earnings
$886
Median Rent
$224,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased six-unit property with three retail suites and three residential apartments, plus street-level parking.
Where is this mixed-use property located?
The property is located at 105 Brookfield Drive Kingsport, TN.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Fully occupied 6‑unit mixed‑use building with three commercial suites and three residential apartments; ~1,850 SF commercial component split into three suites (~400, ~600, and ~850 SF) with street‑level parking; Three lower‑level apartments, all fully occupied and generating three additional rental income streams
