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    Iconic Diner on State Line Title is generated by Realmo AI

    2520 W State Street, Bristol, TN 37620

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    Claim this Listing
    For Sale
    $829,000

    COMMERCIAL - Bristol, TN

    Property size:
    1,470 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $563/SF
    Added:
    Sep 22, 2024
    Days on Market:
    603
    Last Refresh:
    May 17 at 1:06 am

    Property Features for 2520 W State Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B3
    Parking
    16
    Standard status
    Active
    APN
    020b D 021.00
    Size
    1,470 SF
    Lot size
    0.25 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1152

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Central, Heat Pump (Heating)
    Cooling system
    Heat Pump, Central Air
    Water source
    Public

    Building Details

    Year built
    1972
    Building materials
    Block
    Roof type
    Rolled Hot Mop, Rubber

    We can help!

    Listing Contact
    Jeff Rountree

    Listing agent Jeff Rountree License #TN352561 | VA0225264848

    Listing office The Addington Agency Bristol 121 Bluff City Hwy, Bristol, TN

    Listing date Sep 22, 2024

    MLS# 9971504

    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.

    HighLights

    • Turnkey restaurant business opportunity in an iconic, recognizable landmark location.
    • High‑visibility location on the TN/VA state line with extremely heavy traffic flow.
    • Prime location minutes from the new Bristol Casino, attracting locals and visitors.
    • Includes all restaurant equipment (tables, chairs, kitchen equipment, storage, display cases).
    • New rubber roof installed in 2023.
    • Located at a bustling intersection (W State St, Euclid Ave, and Gate City Hwy).

    Overview

    This commercial property, formerly the Old Light House Diner, presents a turnkey business opportunity at the intersection of W State St, Euclid Ave, and Gate City Hwy in Bristol, TN. Situated directly on the TN/VA state line, the property benefits from high visibility and heavy traffic flow. The 1470 square foot property is located minutes from the new Bristol Casino. The sale includes all restaurant equipment, such as tables, chairs, silverware, plates, dishes, a fully equipped kitchen with ovens, grill, and commercial dishwasher, dry storage with inventory, cold storage including freezer units, and display cases. A new rubber roof was installed in 2023. The property is zoned B3 and occupies a 0.25-acre lot. This location is suitable for restaurants, retail properties, and breakfast and diners. The property is also available for lease.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Breakfast & diners

    Map

    City
    Bristol
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.210923
    Latitude
    36.595272

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    FAQs

    What type of property is this?
    Breakfast & diner - Turnkey restaurant opportunity in high-traffic Bristol location.
    Where is this breakfast & diner located?
    The property is located at 2520 W State Street Bristol, TN.
    What is the asking price?
    The asking price for this property is $829,000.
    What are key features of this property?
    This property features: Turnkey restaurant business opportunity in an iconic, recognizable landmark location.; High‑visibility location on the TN/VA state line with extremely heavy traffic flow.; Prime location minutes from the new Bristol Casino, attracting locals and visitors.
    (423) 845-5800
    We can help!
    Listing Contact
    Jeff Rountree
    Real Estate License ID: TN352561 | VA0225264848
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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