Mixed-Use Property with
For Sale
$4,600,000
453 E Main Street, Kingsport, TN 37660
Commercial Sale, Kingsport, TN
Property Size23,000 SF
Lot Size0.41 Acres
Price / SF$200
Days on Market173
Property Features for 453 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
25
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
413 - Downtown, Greenfields, Hillcrest
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
Electric (Heating), Central
Cooling system
Wall Unit(s), Central Air
Water source
Public
Amenities
gated parking
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
(423) 341-2408
Added: Mar 24
Changed: Sep 8
Last Checked: Sep 12 at 8:06PM
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 mixed-use property combines residential condominium units with street-level commercial space. The residential component includes eight units arranged across four floor plans, with individual layouts ranging from 1,250 to 1,350 square feet. Approximately 6,000 square feet is designated for commercial use, creating a distinct separation between the residential and commercial components.
The property encompasses approximately 23,000 square feet on 0.41 acres and is zoned Commercial. Gated on-site parking and an elevator are included. Brick construction, a rubber roof, electric and central heating, central air, and wall-unit cooling serve the building. Public water and public sewer are available. The East Main Street setting provides downtown placement with access to Johnson City and Bristol.
The property encompasses approximately 23,000 square feet on 0.41 acres and is zoned Commercial. Gated on-site parking and an elevator are included. Brick construction, a rubber roof, electric and central heating, central air, and wall-unit cooling serve the building. Public water and public sewer are available. The East Main Street setting provides downtown placement with access to Johnson City and Bristol.
Key Highlights
- Eight condominium units across 4 floor plans
- Residential layouts range from 1,250 to 1,350 SF
- Approximately 6,000 square feet of street‑level commercial space
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
$201,825
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
4.39%
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%
$4,036,500
$4.0M
Cap Rate 7%
$2,883,214
$2.9M
Cap Rate 9%
$2,242,500
$2.2M
Market Conditions
NOI Build-Up for 23,000 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
$358.8K $15.60/SF
− Vacancy
−$35.9K −$1.56/SF
EGI
$322.9K $14.04/SF
− OpEx
−$121.1K −$5.27/SF
NOI
$201.8K $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%
$4,036,500
Cap Rate 7%
$2,883,214
Cap Rate 9%
$2,242,500
Alternative Uses
Best Use
Mixed Use
$2.88M
$2.52M – $3.36M
NOI $201,825 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$2.30M
$2.01M – $2.68M
NOI $160,665 @ 7.0% cap · market cap 3.49%
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Eight condominium units complement 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: Eight condominium units across 4 floor plans; Residential layouts range from 1,250 to 1,350 SF; Approximately 6,000 square feet of street‑level commercial space
