Commercial Building in Central
For Sale
Contact for pricing
1704 Shelby St, Bristol, TN 37620
Versatile commercial building in a high-traffic, accessible location.
Property Size864 SF
Price / SF$242.94
Days on Market156
Property Features for 1704 Shelby St
General Information
Standard status
Active
Size
864 SF
Class
A
Property subtype
Retail, Office
Zoning
B2
Investment Type
Owner/User
Building Details
Year Built
1910
Buildings
1
Stories
1
Units
1
Listing Agency:
The Addington Agency
(423) 646-1060
Listed By:
Garrett Addington · License #TN: 337697
Source:
Crexi
Added: Mar 9
Changed: Aug 8
Last Checked: Aug 11 at 1:46PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The Addington Agency
Investment Insights
Based on property information with market context.
This commercial building, offering approximately 1,000 square feet of rentable space, is located in Bristol. The property is positioned in a high-traffic corridor, providing excellent exposure and accessibility. It is near the Hard Rock Casino, The Pinnacle, Bristol Regional Medical Center, and downtown Bristol. The building features a functional layout and on-site parking, accommodating various professional and service-based uses. Zoned B2, the property allows for a wide variety of potential uses. Previously an insurance office, the space suits professional services, medical offices, boutique retail, personal care businesses, and other specialty service providers seeking an accessible and recognizable location. The central location offers convenient access for clients and employees, placing a business in one of the region's active commercial hubs. The property size is 864 square feet.
Key Highlights
- High‑traffic location with excellent exposure near Hard Rock Casino, The Pinnacle, Bristol Regional Medical Center, and downtown Bristol.
- Flexible B2 zoning allows for a wide variety of potential uses.
- Nearly 1,000± square feet of rentable space suitable for owner‑occupant or investor.
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
$13,349
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
6.36%
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%
$266,980
$267.0K
Cap Rate 7%
$190,700
$190.7K
Cap Rate 9%
$148,322
$148.3K
Market Conditions
NOI Build-Up for 864 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
$19.9K $23.04/SF
− Vacancy
−$836 −$0.97/SF
EGI
$19.1K $22.07/SF
− OpEx
−$5.7K −$6.62/SF
NOI
$13.3K $15.45/SF
Area
Sullivan County, TN
Vacancy
4.20%
Lease Rate
$23.04 /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%
$266,980
Cap Rate 7%
$190,700
Cap Rate 9%
$148,322
Alternative Uses
Best Use
Retail
$190.7K
$166.9K – $222.5K
NOI $13,349 @ 7.0% cap · market cap 6.36%
Second Best
Office B
$180.2K
$157.7K – $210.3K
NOI $12,616 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$323.6K
$283.1K – $377.5K
NOI $22,649 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office 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?
Retail space - Versatile commercial building in a high-traffic, accessible location.
Where is this retail space located?
The property is located at 1704 Shelby St Bristol, TN.
What is the asking price?
The asking price for this property is $209,900.
What are key features of this property?
This property features: High‑traffic location with excellent exposure near Hard Rock Casino, The Pinnacle, Bristol Regional Medical Center, and downtown Bristol.; Flexible B2 zoning allows for a wide variety of potential uses.; Nearly 1,000± square feet of rentable space suitable for owner‑occupant or investor.
