Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Chipotle Corporate Backed Investment Property Title is generated by Realmo AI

    413 Pinnacle Pkwy, Bristol, TN

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Fee simple 4,132 SF building on 1.41-acre lot.

    Type:RETAIL
    Property size:
    4,132 SF
    Lot size:
    1.41 Acres
    Added:
    Nov 24, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 8:50 pm

    Property Features for 413 Pinnacle Pkwy

    General Information

    Standard status
    Active
    Size
    4,132 SF
    Lot size
    1.41 Acres
    Property subtype
    RETAIL

    We can help!

    Listing Contact
    Keith Widmer
    Keith Widmer

    Listing agent Keith Widmer License #313343

    Listing office SIG Real Estate

    Listing date Nov 24, 2025

    Source Moodyscre

    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 SIG Real Estate

    HighLights

    • 15‑year initial lease with Chipotle, a corporate‑backed tenant.
    • Located in The Pinnacle, a 240‑acre lifestyle center with major anchor stores.
    • 10% rent increases every 5 years, providing a hedge against inflation.
    • Proximity to a $500MM Hard Rock Casino/Entertainment Complex under development (less than 3 miles).
    • Fee simple ownership of a 4,132 SF building on a 1.41‑acre lot.
    • Four (5) year options to extend the lease.

    Overview

    This fee simple property features a 4,132-SF building situated on a 1.41-acre lot. The property is leased to Chipotle Corporate, featuring the "Chipotlane" concept, under a 15-year initial lease with 10% rent increases every five years and four five-year options. Rent commencement was in May 2022. The landlord is responsible for shopping center CAM, estimated at $4,044 annually. Located in Bristol, TN, the property is positioned along Interstate 81 within The Pinnacle, a 240-acre lifestyle center and commercial development that straddles the Tennessee and Virginia border. Anchor stores in The Pinnacle include Bass Pro Shop / Cabela's, Belk, Dick's Sporting Goods, Best Buy, CarMax, and Marquee Cinemas. Junior anchors consist of Old Navy, Michael's, ULTA, Kirkland's, and Marshall's. A $500 million Hard Rock Casino / Entertainment Complex is under development less than three miles from The Pinnacle in Bristol, VA.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Building Supply Spa & Massage Center Dental Office Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bristol
    County
    Sullivan
    State
    Tennessee
    Longitude
    -82.1887
    Latitude
    36.5951

    Nearby Similar for Lease

    • $749,900 SF/Yr
      6,184 SF

      Iconic Victorian with Modern Functionality

      Historic Victorian property reimagined for modern use in downtown Bristol.
      412 6th Street, Bristol, TN 37620
      View Details
    • $2,100/Mo
      2,160 SF

      Charming Open-Concept Commercial Space

      Renovated 2,160 sq ft commercial space with high ceilings.
      1100 5th Street, Bristol, TN 37620
      View Details
    • $1,800/Mo
      896 SF

      High-Traffic Commercial Space Available

      Commercial space with high visibility and private parking.
      416 Volunteer Parkway, Bristol, TN 37620
      View Details
    • $6 SF/Yr
      61,708 SF

      Industrial Facility in Bristol Park

      61708 Sq ft industrial facility for lease.
      101 Industrial Drive, Bristol, TN 37620
      View Details
    • $8,500/Mo
      8,500 SF

      Downtown Bristol Commercial Space Available

      8,500 sq ft commercial space in thriving downtown Bristol, TN.
      628 State Street, Bristol, TN 37620
      View Details
    • $850/Mo
      1,300 SF

      Bristol, TN Commercial Flex Space

      Flex space suitable for storage or construction shop.
      1100 5th Street, Bristol, TN 37620
      View Details
    • $1,800,000 SF/Yr
      22,500 SF

      Downtown Bristol Commercial Space Available

      22,500 sq ft commercial space in thriving downtown Bristol, TN.
      628 State Street, Bristol, TN 37620
      View Details
    • Contact for pricing
      8,500-8,500 SF

      State Street Commercial Building

      Located on State Street, suitable for restaurant, retail, or office.
      628 State St, Bristol, TN 37620
      View Details
    • $8 SF/Yr
      3,200 SF

      Volunteer Parkway Flex Space

      3,200 sq ft office and warehouse space for lease.
      12741276 Volunteer Pkwy, Bristol, TN 37620
      View Details
    • $14 SF/Yr
      2,640 SF

      Equipped Medical Office Space

      2640 SF medical office space in Bristol, TN for rent.
      109 Meadow View Rd, Bristol, TN
      View Details
    • $15 SF/Yr
      1,750 SF

      Spacious Office in Prominent Building

      Open office space with conference room and kitchenette available for rent.
      1155 Volunteer Pkwy, Bristol, TN
      View Details
    • $2,300/Mo
      1,520 SF

      Downtown Bristol Remodeled Office Space

      Remodeled office space in Downtown Bristol with utilities included.
      630 Broad Street, Bristol, TN 37620
      View Details

    FAQs

    What type of property is this?
    Drive through restaurant - Fee simple 4,132 SF building on 1.41-acre lot.
    Where is this drive through restaurant located?
    The property is located at 413 Pinnacle Pkwy Bristol, TN.
    What are key features of this property?
    This property features: 15‑year initial lease with Chipotle, a corporate‑backed tenant.; Located in The Pinnacle, a 240‑acre lifestyle center with major anchor stores.; 10% rent increases every 5 years, providing a hedge against inflation.
    (865) 777-0000 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Keith Widmer
    Keith Widmer
    Real Estate License ID: 313343
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    413 Pinnacle Pkwy, Bristol, TN
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!