Office Unit with On-Site
For Sale
$209,900
1704 Shelby Street, Bristol, TN 37620
COMMERCIAL - Bristol, TN
Property Size864 SF
Lot Size0.19 Acres
Price / SF$242.94
Days on Market158
Property Features for 1704 Shelby Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2E
Subdivision
Not In Subdivision
Directions
From downtown Bristol, head west on W State St toward Commonwealth Ave. Turn left onto 17 Th St. Turn right onto Shelby St.
Standard status
Active
APN
020c C 011.00
Size
864 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
603
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1910
Building materials
Vinyl Siding
Roof type
Metal
Listing Agency:
The Addington Agency Bristol
(423) 845-5800
Listed By:
Garrett Addington · License #337697
(423) 646-1060
Added: Mar 9
Changed: Aug 4
Last Checked: Aug 13 at 3:06AM
MLS# 9992076
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 864-square-foot office unit at 1704 Shelby Street offers a practical commercial footprint with a prior insurance-office configuration. The property includes vinyl siding, a metal roof, heat-pump heating and cooling, public water, and public sewer. Constructed in 1910, the building sits on a 0.19-acre parcel and includes on-site parking.
The property is located in Bristol near Hard Rock Casino, The Pinnacle, Bristol Regional Medical Center, and the downtown district. Its Shelby Street address places the office within a central commercial setting with access for clients and employees. The compact building format and existing professional-office history provide a straightforward foundation for continued office use or a service-oriented operation.
The property is located in Bristol near Hard Rock Casino, The Pinnacle, Bristol Regional Medical Center, and the downtown district. Its Shelby Street address places the office within a central commercial setting with access for clients and employees. The compact building format and existing professional-office history provide a straightforward foundation for continued office use or a service-oriented operation.
Key Highlights
- 864 square feet of office space
- 0.19‑acre parcel at 1704 Shelby Street, Bristol, TN 37620
- Previously operated as an insurance office
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
$12,616
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
6.01%
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%
$252,320
$252.3K
Cap Rate 7%
$180,229
$180.2K
Cap Rate 9%
$140,178
$140.2K
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
$21.6K $24.96/SF
− Vacancy
−$4.7K −$5.49/SF
EGI
$16.8K $19.47/SF
− OpEx
−$4.2K −$4.87/SF
NOI
$12.6K $14.60/SF
Area
Sullivan County, TN
Vacancy
22.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$252,320
Cap Rate 7%
$180,229
Cap Rate 9%
$140,178
Alternative Uses
Best Use
Office B
$180.2K
$157.7K – $210.3K
NOI $12,616 @ 7.0% cap · market cap 6.01%
Second Best
Healthcare Medical
$142.3K
$124.5K – $166.0K
NOI $9,961 @ 7.0% cap · market cap 4.75%
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
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Frequently Asked Questions
What type of property is this?
Office units - Compact commercial space with a prior insurance-office layout and on-site parking.
Where is this office units located?
The property is located at 1704 Shelby Street 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: 864 square feet of office space; 0.19‑acre parcel at 1704 Shelby Street, Bristol, TN 37620; Previously operated as an insurance office
