Retail Income Below. Loft or Office Upside Above. 100% Leased Ground Floor | $550,000

FOR SALE | 130 - 134 Broad St., Kingsport, TN 37660 | Sale: $550,000

Retail Income Below. Loft or Office Upside Above.

100% leased ground floor with rear parking. Located on Broad Street, the property occupies one of the highest-profile commercial streets in Downtown Kingsport. The surrounding district continues to benefit from ongoing public and private investment while attracting new restaurants, breweries, retail concepts, galleries, entertainment venues, and residential redevelopment.

Address

130 - 134 Broad St., Kingsport, TN 37660

Size

±10,000 SF historic mixed-use building — approximately 5,000 SF per floor on a 6,950 SF lot

Price

$550,000 — approximately $55/SF, well below replacement cost

Tenants

100% leased ground floor including Cherie’s Boutique and PD Records

Zoning

B-2 Central Business District (CBD)

Incentives

Qualified Opportunity Zone, KEDB façade & redevelopment grants, Downtown Loan programs

Street-Level Retail Income In Place

The ±5,000 SF ground floor is occupied by established retail tenants, including Cherie’s Boutique and PD Records, generating immediate in-place income that reduces holding costs while the second-floor plan comes together. The storefronts benefit from strong Broad Street visibility and consistent pedestrian traffic from surrounding restaurants, breweries, coffee shops, boutiques, and entertainment venues.

Second Floor — Loft Residences or Professional Office

The ±5,000 SF upper level is the property’s clearest path to value creation, with two strong directions:

• Residential Lofts — Subject to buyer verification and municipal approvals, the floor plate can accommodate approximately four loft residences with open layouts and exposed historic architectural elements, plus potential for a rooftop garden or amenity space (subject to engineering and city approvals). Downtown comps support the play: a condominium in the Sterchi Suites building at 217 Broad Street sold in July 2026 for $319,000 — approximately $265/SF.
• Professional Office — The open plate suits a single-user office — law, accounting, technology, creative agency, or medical administration — or a multi-suite/coworking configuration serving downtown Kingsport’s growing professional community.

Either path layers new income on top of the existing retail cash flow — and the flexible zoning means the decision can follow market demand rather than fight it.

Historic Asset with Limited Competition

Historic downtown buildings represent an inherently limited asset class. Unlike suburban commercial developments, additional historic inventory cannot be created. As Downtown Kingsport continues attracting new residents, businesses, restaurants, and visitors, existing historic buildings become increasingly valuable because of their authenticity, walkability, and redevelopment flexibility.

The building sits within 100 yards of Downtown Kingsport’s newest public parking garages — an amenity rarely available to historic downtown redevelopment opportunities. More than 1,800 public parking spaces are available throughout Downtown Kingsport. The block is surrounded by regional and national operators including Starbucks, Food City, Beef ‘O’ Brady’s, Truist, First Horizon Bank, Regions Bank, HomeTrust Bank, and CrossFit, with City Hall, restaurants, retail, and downtown employers all within an easy walk.

Downtown Residential Momentum

Demand for quality downtown residential product continues strengthening throughout Kingsport. Over 1,200 residential permits have been issued in the last five years, resulting in approximately 2,500 new residential units downtown and nearby — a growing built-in customer and workforce base for street-level retail, hospitality, and services. The Sterchi Suites sale at approximately $265 per square foot demonstrates buyer demand for renovated historic downtown living.

Why Kingsport — Steady Growth Without the Boom-Bust Risk

Kingsport’s steady, measured growth is its quiet advantage. Fast-growing markets like Nashville often overbuild during boom cycles and pay for it in vacancy spikes. Kingsport doesn’t carry that risk. Commercial fundamentals here are unusually tight across every sector — Office at 4.0% vacancy, Retail at 1.5%, and Multifamily at 5.6%, all outperforming national averages.

Kingsport buying power per dollar of retail rent is 10% to 24% higher than Knoxville, Nashville, and Asheville, NC. Rent is ultimately funded by tenant revenue, which is directly tied to the purchasing power of the surrounding population. In Kingsport, that relationship is more favorable.

Construction Cost & Grant (DIG) Program

Kingsport hard costs run meaningfully below peer markets — approximately $175 per square foot for multifamily hard costs versus $200 in Chattanooga, $210 in Knoxville, $245 in Nashville, and $235 in Asheville, NC. Paired with incentives — Opportunity Zone tax advantages, façade improvement grants, and the City’s Redevelopment Grant and Downtown Loan programs through the Kingsport Economic Development Board (KEDB) — projects achieve a superior basis and stronger risk-adjusted returns. Learn more at kingsporttn.gov/ecd/incentives.

$294M Capital Improvement Plan (2025–2029)

Kingsport is in the middle of significant infrastructure and beautification efforts aimed at revitalizing downtown: the Main Street Rebuild Project (new water, sewer, and stormwater lines, utilities moved underground, stamped brick crosswalks, landscaping, and bulb-outs from Market Street to Sullivan Street), the Riverwalk Park expansion backed by a $7.8 million BlueCross BlueShield of Tennessee Foundation grant along the 11-mile Greenbelt, Bays Mountain Park renovations, street resurfacing, and a comprehensive Downtown Master Plan.

Investment Highlights

• ±10,000 SF historic mixed-use building — approximately 5,000 SF per floor on a 6,950 SF lot
• Income-producing street-level retail tenants in place, including Cherie’s Boutique and PD Records
• Second floor ready for loft residential (±4 units potential) or professional office conversion
• Potential rooftop garden or amenity space (subject to engineering and municipal approvals)
• Purchase price of approximately $55/SF — well below replacement cost
• Rear parking with prime Broad Street frontage and abundant nearby public parking
• B-2 Central Business District zoning — one of Kingsport’s most flexible classifications
• Qualified Opportunity Zone location — significant federal tax advantages available

Ideal Buyer

• Private investors seeking stable cash flow with a clear value-add path
• Residential loft developers and adaptive reuse specialists
• Owner-user professional firms seeking second-floor occupancy with retail income below
• Opportunity Zone investors and family offices
• Long-term investors focused on irreplaceable downtown assets

Demographics Snapshot

Contact

Carson Lee Jones
615-212-5524
carson.jones@expcommercial.com
Passive Investments | eXp Commercial

Serious inquiries only — tours available upon request. Please contact the listing agent for showing appointments.

Keywords: retail building for sale Kingsport TN, leased investment property Tennessee, Broad Street Kingsport commercial real estate, urban loft conversion opportunity, mixed-use building with retail income, Opportunity Zone investment Tri-Cities, downtown building under 600k, value-add commercial property, second floor loft development, historic building below replacement cost

Disclaimer: All information contained herein has been obtained from sources deemed reliable; however, no representation or warranty is made as to its accuracy. Exterior images labeled as conceptual renderings depict potential façade renovations and do not represent current conditions. Prospective purchasers should verify all square footage, zoning compliance, tenant occupancy, Opportunity Zone boundaries, permitted uses, unit counts, rooftop feasibility, and redevelopment approvals with the appropriate authorities and their own professional advisors. Any references to Opportunity Zone treatment or prior sale comparables are for illustrative purposes only; prospective investors should consult their own qualified tax advisor, attorney, and CPA before making any investment decision.