Downtown Mixed-Use
For Sale
$4,600,000
453 E Main St., Kingsport, TN 37660
Commercial Sale, Kingsport, TN
Property Size23,155 SF
Price / SF$198.66
Days on Market153
Property Features for 453 E Main St.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Parking
25
Security features
Security
Interior features
Carbon Monoxide Detector, Elevator
Exterior features
Security
Fencing
Fenced
Accessibility
Accessible Elevator Installed
Lot features
City Lot, Plat Recorded
Directions
From I 26 West take exit 4. Continue straight onto Old Wilcox Dr/S Wilcox Dr. Continue to follow S Wilcox Dr 2.6 mi. Turn left onto E Sullivan St 0.2 mi Slight left onto E Main St. Destination will be on the left.
Subdivision
Kingsport
Standard status
Active
Size
23,155 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7116
Utilities
Sewer type
Public Sewer
Heating system
Central, Ductless (Heating), Heat Pump (Heating), Electric (Heating)
Cooling system
Heat Pump, Central Air, Ductless
Water source
Public
Amenities
gated parking
Building Details
Year built
1916
Floors in Building
2
Flooring type
Vinyl
Building materials
Brick
Roof type
Rubber
Listing Agency:
Highlands Real Estate | Sea Glass
(276) 676-2221
Listed By:
Taylor Bettis · License #349600
(423) 341-2408
Added: Mar 24
Changed: Aug 22
Last Checked: Aug 23 at 5:06AM
MLS# 109311
Copyright © 2026 Southwest Virginia Association of Realtors. 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 property contains eight condominium units arranged across four floor plans, with individual layouts ranging from 1,250 to 1,350 square feet. The building also includes approximately 6,000 square feet of street-level commercial space within a total 23,155-square-foot asset. Constructed in 1916, the property features brick construction, vinyl flooring, public water and sewer, central and ductless climate systems, and a rubber roof.
Located at 453 E. Main Street in downtown Kingsport, the property has gated on-premises parking and a fenced exterior. A recently installed elevator provides access within the building, including an accessible elevator installation. The property is zoned C and offers proximity to downtown amenities, with access toward Johnson City and Bristol.
Located at 453 E. Main Street in downtown Kingsport, the property has gated on-premises parking and a fenced exterior. A recently installed elevator provides access within the building, including an accessible elevator installation. The property is zoned C and offers proximity to downtown amenities, with access toward Johnson City and Bristol.
Key Highlights
- 23,155‑square‑foot mixed‑use property constructed in 1916
- Eight condominium units across four floor plans
- Unit layouts range from 1,250 to 1,350 SF
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
$357,759
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
7.78%
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%
$7,155,180
$7.2M
Cap Rate 7%
$5,110,843
$5.1M
Cap Rate 9%
$3,975,100
$4.0M
Market Conditions
NOI Build-Up for 23,155 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
$533.5K $23.04/SF
− Vacancy
−$22.4K −$0.97/SF
EGI
$511.1K $22.07/SF
− OpEx
−$153.3K −$6.62/SF
NOI
$357.8K $15.45/SF
Area
Sullivan County, TN
Vacancy
4.20%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
30.00%
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%
$7,155,180
Cap Rate 7%
$5,110,843
Cap Rate 9%
$3,975,100
Alternative Uses
Best Use
Retail
$5.11M
$4.47M – $5.96M
NOI $357,759 @ 7.0% cap · market cap 7.78%
Second Best
Mixed Use
$2.90M
$2.54M – $3.39M
NOI $203,185 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$8.67M
$7.59M – $10.12M
NOI $606,980 @ 7.0% cap · market cap 13.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,408
Businesses Nearby
Explore this area
Business Placement
Demographics for 37660, TN
39,479
Population
20,405
Households
1.9
Avg Household Size
45
Median Age
24%
College-Educated
88%
High-School Grad
65.7 sq mi
ZIP Area
601
Density / Sq Mi
$46,913
Median Household Income
$34,164
Median Earnings
$833
Median Rent
$177,800
Median Home Value
Market
Vacancy Rate% for Multifamily 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 - Combines residential condominium units with street-level commercial space and gated on-site parking.
Where is this mixed-use property located?
The property is located at 453 E Main St. Kingsport, TN.
What is the asking price?
The asking price for this property is $4,600,000.
What are key features of this property?
This property features: 23,155‑square‑foot mixed‑use property constructed in 1916; Eight condominium units across four floor plans; Unit layouts range from 1,250 to 1,350 SF
