Historic Victorian Restaurant
For Sale
$599,900
412 6th Street, Bristol, TN 37620
COMMERCIAL - Bristol, TN
Property Size6,184 SF
Lot Size0.44 Acres
Price / SF$97.01
Days on Market47
Property Features for 412 6th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B 1A
Directions
From downtown Bristol, Head south on Volunteer Pkwy toward Commonwealth Ave. Turn left onto Anderson St. Turn right onto 6th St.
Subdivision
103 - Bristol TN (City)
Standard status
Active
APN
021h A 024.00
Size
6,184 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Annual Amount
2036
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
wraparound porch
stage
five restrooms
dedicated office space
Building Details
Year built
1870
Building materials
Wood Siding
Roof type
Slate
Listing Agency:
The Addington Agency Bristol
(423) 845-5800
Listed By:
Garrett Addington · License #337697
(423) 646-1060
Added: Jul 9
Changed: Aug 4
Last Checked: Aug 24 at 11:06AM
MLS# 9997982
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.
Built in the 1870s for the Vance family and later recognized as a Bristol historic landmark, this Victorian property has been reimagined for modern functionality while preserving period details throughout. The interior features intricate woodwork and original hardwood floors, along with a detailed staircase and fireplaces. A custom bar and fully equipped commercial kitchen with walk-in coolers support restaurant-style operations, supplemented by multiple dining areas, five restrooms, and dedicated office space.
The building includes ornate porch detailing, a wraparound porch with outdoor seating capability, and an original slate roof. Zoned B-1A and previously operated as a restaurant, it offers flexibility for a range of concepts. The property is located in the heart of Bristol, with downtown Bristol within walking distance and HardRock Casino and Bristol Motor Speedway described as a short drive away.
For sale with rent-to-own available, the listing also notes lease availability and owner financing options for qualified buyers, along with landlord incentives upon request.
The building includes ornate porch detailing, a wraparound porch with outdoor seating capability, and an original slate roof. Zoned B-1A and previously operated as a restaurant, it offers flexibility for a range of concepts. The property is located in the heart of Bristol, with downtown Bristol within walking distance and HardRock Casino and Bristol Motor Speedway described as a short drive away.
For sale with rent-to-own available, the listing also notes lease availability and owner financing options for qualified buyers, along with landlord incentives upon request.
Key Highlights
- Historic Victorian built in 1870 with wood siding, slate roof, central heat, and central air
- Over 5,200 SF inside with original hardwood floors, intricate woodwork, and a detailed staircase plus fireplaces in many rooms
- Commercial setup includes a custom bar, fully equipped commercial kitchen with walk‑in coolers, and multiple dining areas
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
$38,774
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
6.46%
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%
$775,480
$775.5K
Cap Rate 7%
$553,914
$553.9K
Cap Rate 9%
$430,822
$430.8K
Market Conditions
NOI Build-Up for 6,184 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
$92.8K $15.00/SF
− Vacancy
−$11.1K −$1.80/SF
EGI
$81.6K $13.20/SF
− OpEx
−$42.9K −$6.93/SF
NOI
$38.8K $6.27/SF
Area
Sullivan County, TN
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$775,480
Cap Rate 7%
$553,914
Cap Rate 9%
$430,822
Alternative Uses
Best Use
Specialty Retail
$934.2K
$817.5K – $1.09M
NOI $65,396 @ 7.0% cap · market cap 10.90%
Second Best
Hotel Hospitality
$553.9K
$484.7K – $646.2K
NOI $38,774 @ 7.0% cap · market cap 6.46%
Theoretical Best
Office A
$2.32M
$2.03M – $2.70M
NOI $162,106 @ 7.0% cap · market cap 27.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,187
Businesses Nearby
44k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 37%
Hotels & Casinos 2%
Beauty & Spa 2%
Applebee's
Dining
11,965 visits/mo
0.2 miles
Exxon
Shops & Services
7,583 visits/mo
0.4 miles
Dollar General
Shops & Services
6,572 visits/mo
0.2 miles
Shell
Shops & Services
4,549 visits/mo
0.3 miles
Regions Bank
Shops & Services
3,555 visits/mo
0.4 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
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Zoned B-1A and formerly operated as a restaurant, this Victorian offers commercial kitchen, custom bar, and multiple dining areas.
Where is this conventional restaurant located?
The property is located at 412 6th Street Bristol, TN.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Historic Victorian built in 1870 with wood siding, slate roof, central heat, and central air; Over 5,200 SF inside with original hardwood floors, intricate woodwork, and a detailed staircase plus fireplaces in many rooms; Commercial setup includes a custom bar, fully equipped commercial kitchen with walk‑in coolers, and multiple dining areas
