Two-Level Mixed-Use
For Sale
$424,900
16 5th Street, Bristol, TN 37620
Commercial Sale, Bristol, TN
Property Size4,242 SF
Lot Size0.24 Acres
Price / SF$100.17
Days on Market303
Property Features for 16 5th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Parking
12
Subdivision
Not In Subdivision
Directions
In Bristol from State St. turn onto 5th st. on the Tennessee side. Building is on the right.
Standard status
Active
APN
021a A 032.00
Size
4,242 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Annual Amount
1089
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas
Water source
Public
Amenities
interior balcony
20-foot canopy
Building Details
Year built
1958
Building materials
Block
Roof type
Composition
Listing Agency:
TCI Group - Jerry Petzoldt Agency, LLC
(423) 230-0255
Listed By:
Ed Mahaffey · License #355986
(423) 430-4215
Added: Dec 2, 2025
Changed: Sep 13
Last Checked: Oct 1 at 5:06PM
MLS# 9989001
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.
Located at 16 5th Street, this 4,242-square-foot mixed-use property contains a two-level structure built in 1958. Block-and-concrete construction, a distinctive interior balcony, and a 20-foot canopy over the sidewalk define the building’s physical character. The property formerly operated as the Bristol Trailways Bus Station and later housed Mallicote Printing, providing a notable commercial history and an existing framework for adaptive reuse.
The building is situated within Bristol’s B2 Downtown Business District and has public parking directly across the street. Public water and public sewer serve the property, while heating is provided by natural gas and electric systems. The 0.24-acre site and existing configuration support consideration of restaurant, coffeehouse, boutique retail, creative office, gallery, or mixed-use concepts identified for the property.
The building is situated within Bristol’s B2 Downtown Business District and has public parking directly across the street. Public water and public sewer serve the property, while heating is provided by natural gas and electric systems. The 0.24-acre site and existing configuration support consideration of restaurant, coffeehouse, boutique retail, creative office, gallery, or mixed-use concepts identified for the property.
Key Highlights
- 4,242 SF, two‑level commercial structure on a 0.24‑acre site
- Built in 1958 with block construction and a composition roof
- 20‑foot sidewalk canopy suitable for covered outdoor use or signage
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
$37,224
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
8.76%
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%
$744,480
$744.5K
Cap Rate 7%
$531,771
$531.8K
Cap Rate 9%
$413,600
$413.6K
Market Conditions
NOI Build-Up for 4,242 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
$66.2K $15.60/SF
− Vacancy
−$6.6K −$1.56/SF
EGI
$59.6K $14.04/SF
− OpEx
−$22.3K −$5.27/SF
NOI
$37.2K $8.77/SF
Area
Sullivan County, TN
Vacancy
10.00%
Lease Rate
$15.60 /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%
$744,480
Cap Rate 7%
$531,771
Cap Rate 9%
$413,600
Alternative Uses
Best Use
Retail
$936.3K
$819.3K – $1.09M
NOI $65,542 @ 7.0% cap · market cap 15.43%
Second Best
Mixed Use
$531.8K
$465.3K – $620.4K
NOI $37,224 @ 7.0% cap · market cap 8.76%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,199 @ 7.0% cap · market cap 26.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,213
Businesses Nearby
45k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 60%
Dining 36%
Hotels & Casinos 2%
Beauty & Spa 2%
Applebee's
Dining
11,965 visits/mo
0.3 miles
Exxon
Shops & Services
7,583 visits/mo
0.3 miles
Dollar General
Shops & Services
6,572 visits/mo
0.1 miles
Shell
Shops & Services
4,549 visits/mo
0.3 miles
Regions Bank
Shops & Services
3,555 visits/mo
0.3 miles
Demographics for 37620, TN
38,245
Population
18,119
Households
2.1
Avg Household Size
45
Median Age
26%
College-Educated
90%
High-School Grad
128.2 sq mi
ZIP Area
298
Density / Sq Mi
$54,908
Median Household Income
$36,017
Median Earnings
$809
Median Rent
$175,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Character-rich commercial building in Bristol’s B2 Downtown Business District with adaptive-reuse flexibility and public parking across the street.
Where is this mixed-use property located?
The property is located at 16 5th Street Bristol, TN.
What is the asking price?
The asking price for this property is $424,900.
What are key features of this property?
This property features: 4,242 SF, two‑level commercial structure on a 0.24‑acre site; Built in 1958 with block construction and a composition roof; 20‑foot sidewalk canopy suitable for covered outdoor use or signage
