Downtown Mixed-Use
453 E Main Street Kingsport, TN 37660
For Sale
$4,600,000
COMMERCIAL - Kingsport, TN
Property Size23,000 SF
Lot Size0.41 Acres
Price / SF$200
Days on Market128
Property Features for 453 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
25
Standard status
Active
APN
046p F 004.00
Size
23,000 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Annual Amount
3488
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Wall Unit(s), Central Air
Water source
Public
Building Details
Year built
2026
Building materials
Brick
Roof type
Rubber
Listing Agency:
Highlands Real Estate Sea Glass
(276) 676-2221
Listed By:
Taylor Bettis · License #349600;VA0225243181
(423) 341-2408
Added: Mar 24
Changed: Jul 28
Last Checked: Jul 29 at 1:06PM
MLS# 9992800
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.
Located at 453 E. Main Street in downtown Kingsport, this historically significant mixed-use property combines eight condominium units with street-level commercial space. The residential portion includes four floor plans, and the offering totals approximately 23,000 square feet. Improvements referenced in the listing include a brand new elevator and gated, on-premises parking.
The property is positioned along East Main Street and is described as benefiting from walkability and visibility in the downtown area. The listing also notes easy access to Johnson City and Bristol.
The configuration supports a mixed-income model with both residential and commercial components, including approximately 6,000 square feet of street-level retail space.
The property is positioned along East Main Street and is described as benefiting from walkability and visibility in the downtown area. The listing also notes easy access to Johnson City and Bristol.
The configuration supports a mixed-income model with both residential and commercial components, including approximately 6,000 square feet of street-level retail space.
Key Highlights
- Mixed‑use property at 453 E. Main Street in downtown Kingsport with 8 condominium units and approx. 6,000 SF of street‑level commercial space
- Condo component includes 4 floor plans with unit sizes between 1,250 and 1,350 SF
- Total building size is approx. 23,000 SF
Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $529.9k | $23.04 |
| − Vacancy | −$22.3k | −$0.97 |
| EGI | $507.7k | $22.07 |
| − OpEx | −$152.3k | −$6.62 |
| NOI | $355.4k | $15.45 |
23,000 SF · lease $23.04/SF/yr · vacancy 4.20% · expense 30.00%
Alternative Uses
Best Use
Retail
$5.08M
$4.44M – $5.92M
NOI $355,364 @ 7.0% cap · market cap 7.73%
Second Best
Mixed Use
$2.88M
$2.52M – $3.36M
NOI $201,825 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$8.61M
$7.54M – $10.05M
NOI $602,916 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property on East Main Street featuring eight condominium units and approximately 6,000 square feet of street-level commercial space.
Where is this mixed-use property located?
The property is located at 453 E Main Street 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: Mixed‑use property at 453 E. Main Street in downtown Kingsport with 8 condominium units and approx. 6,000 SF of street‑level commercial space; Condo component includes 4 floor plans with unit sizes between 1,250 and 1,350 SF; Total building size is approx. 23,000 SF
