Mixed-Use Property with Highway
For Sale
$949,000
3460 TN-75, Kingsport, TN 37663
Commercial Sale, Kingsport, TN
Property Size10,000 SF
Lot Size7.69 Acres
Price / SF$189.80
Days on Market206
Property Features for 3460 TN-75
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B3
Parking
50
Subdivision
Not In Subdivision
Directions
From I81 Airport Exit take Airport Parkway to Hwy 75 Turn right on Hwy 75 for 2.7 Miles to property on right.
Standard status
Active
APN
107 026.00
Size
5,000 SF
Lot size
7.69 Acres
Taxes and HOA fees
Tax Annual Amount
4091
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
night lighting
Building Details
Year built
2013
Building materials
Block, Stucco
Roof type
Metal
Listing Agency:
TCI Group - Jerry Petzoldt Agency, LLC
(423) 230-0255
Listed By:
Ed Mahaffey · License #355986
(423) 430-4215
Added: Jan 31
Changed: Aug 21
Last Checked: Aug 25 at 1:06PM
MLS# 9990756
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 mixed-use commercial property at 3460 TN-75 includes a 7.69-acre site with a 5,000-square-foot building, block and stucco construction, a metal roof, central heating and central air. The property includes RV storage, business rental space, and three residential apartments. Public water and sewer serve the site, which was built in 2013.
Positioned along four-lane Highway 75, the property has 446 feet of frontage, a wide entrance, night lighting, and access suitable for tractor-trailers. Average traffic is approximately 11,000 vehicles per day. The site is 2.5 miles from Tri-Cities Airport, 4 miles from Interstate 26, and 10 miles from Interstate 81, with Bristol, Kingsport, and Johnson City each within 15 minutes. Current operations produce a 7.1% cap rate.
Positioned along four-lane Highway 75, the property has 446 feet of frontage, a wide entrance, night lighting, and access suitable for tractor-trailers. Average traffic is approximately 11,000 vehicles per day. The site is 2.5 miles from Tri-Cities Airport, 4 miles from Interstate 26, and 10 miles from Interstate 81, with Bristol, Kingsport, and Johnson City each within 15 minutes. Current operations produce a 7.1% cap rate.
Key Highlights
- 7.69‑acre mixed‑use commercial property at 3460 TN‑75
- 5,000‑square‑foot building built in 2013
- 446 feet of frontage along four‑lane Highway 75
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
$43,875
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
4.62%
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%
$877,500
$877.5K
Cap Rate 7%
$626,786
$626.8K
Cap Rate 9%
$487,500
$487.5K
Market Conditions
NOI Build-Up for 5,000 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
$78.0K $15.60/SF
− Vacancy
−$7.8K −$1.56/SF
EGI
$70.2K $14.04/SF
− OpEx
−$26.3K −$5.27/SF
NOI
$43.9K $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%
$877,500
Cap Rate 7%
$626,786
Cap Rate 9%
$487,500
Alternative Uses
Best Use
Mixed Use
$626.8K
$548.4K – $731.3K
NOI $43,875 @ 7.0% cap · market cap 4.62%
Second Best
Self Storage
$607.2K
$531.3K – $708.4K
NOI $42,504 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $131,069 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
15
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 Industrial 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?
Mixed-use property - Income-producing commercial property with RV storage, business rental space, and residential apartments.
Where is this mixed-use property located?
The property is located at 3460 TN-75 Kingsport, TN.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 7.69‑acre mixed‑use commercial property at 3460 TN‑75; 5,000‑square‑foot building built in 2013; 446 feet of frontage along four‑lane Highway 75
