From Cellar Entertainment Hub to Loft/Office Redevelopment

Investment Overview

Three Distinct Value Opportunities Under One Roof Ground Floor + Mezzanine — In-Place Income with Tenant Growth The first floor is leased to Shooter’s Billiards, a growing, well-trafficked downtown destination tenant actively expanding its footprint up into the building’s mezzanine. This provides immediate in-place cash flow alongside near-term upside as the mezzanine is built out and folded into the lease. An owner-user could continue collecting rent here while occupying the upper floors, or an investor can step into a stabilized, expanding ground-floor tenancy in one of Kingsport’s most active retail corridors. Top Floor — Redevelopment-Ready Canvas The vacant top floor has been stripped down and is ready for redevelopment. With exposed brick, original structural character, and large street-facing windows, it is well suited for residential loft conversion (urban loft product is in high demand and limited supply downtown), office of any kind (creative, professional, medical, co-working, or flagship HQ), or retail (boutique, showroom, gallery, or experiential concept leveraging the building’s historic character). Cellar — Blank-Canvas Destination Venue An expansive, undeveloped cellar — a genuinely rare feature in this market — is sized for a high-concept destination use: music or live performance venue, cigar lounge, fine dining, indoor golf simulator, or mini bowling. The cellar is accessed today by a rear stairwell, and a wood carve-out has been framed at the front of the building for a second staircase descending directly from Broad Street into the cellar — giving a future operator a true street-front entrance separate from the ground-floor tenant. That direct-from-sidewalk access unlocks the cellar as a stand-alone destination concept rather than back-of-house space. Qualified Opportunity Zone — Significant Tax Advantages The property sits inside a federally designated Qualified Opportunity Zone. Investors who roll capital gains into a Qualified Opportunity Fund that acquires and substantially improves property in the zone may be eligible for deferral of federal tax on the rolled-in gains, reduction of the deferred gain (depending on holding period), and elimination of federal tax on new gains if held 10+ years. Buyer should consult their CPA or tax advisor regarding eligibility and current IRS rules. B-2 Central Business District — Exceptionally Broad Permitted Use List The building sits inside Kingsport’s B-2 Central Business District, the city’s most flexible commercial zone. Permitted principal uses span retail and shopping; food & drink (including brewpubs, craft breweries up to 10,000 SF, and distilleries with tasting rooms); professional & office (legal, medical, financial, tech, co-working, nonprofit); personal services; entertainment, culture & recreation (theaters, music venues, studios, fitness, arcades, museums, event venues); lodging; education & instruction; residential uses (except single-family detached, supporting the top-floor loft play); and retail/office/service hybrids. Government or Government Services Federal, state, county, and municipal office space is also a strong fit for the building given its scale, configuration, and Broad Street prominence. Downtown Kingsport Incentives Beyond the Opportunity Zone, the property’s CBD location makes it eligible for additional local programs, which may include the Façade Grant Program, Redevelopment Grant Program, and Downtown Kingsport Loan Program — designed to offset purchase, renovation, and façade costs. Buyer to verify program availability and eligibility with the City of Kingsport and Downtown Kingsport Association. Brickyard Village — a 50-acre master-planned community currently underway, within walking distance of Downtown. Adaptive reuse projects, on average, come in 16% less expensive and 18% faster than ground-up construction — and often deliver 10–15% higher ROI (Deloitte Report). Deals actually pencil. When you buy a stabilized asset, ask yourself: who's capturing the upside—you or the developer cashing out? Acquiring vacant or underutilized properties and executing a heavy value-add or adaptive reuse strategy lets you create the value instead of paying for someone else's margin. 1.2 Million Population Within a 60-Mile Radius Great Smoky Mountains National Park = 12.5mm annual visitors Entire Pigeon Forge area sees 21mm+ annual visitors

Investment Highlights

• ±22,300 SF historic landmark on Broad Street — three stories plus mezzanine with expansive cellar level
• 53 ft of continuous Broad Street frontage in Kingsport's primary retail corridor
• Ground floor leased to Shooter's Billiards with active expansion into the mezzanine — in-place income plus tenant growth
• Vacant, redevelopment-ready top floor — residential loft, office of any kind, or retail
• Expansive undeveloped cellar — music venue, cigar lounge, fine dining, indoor golf, or mini bowling potential
• Wood framing in place for a dedicated street-front staircase from Broad Street into the cellar
• Art Deco façade with exposed brick, steel joists, Terrazzo, and hardwood
• B-2 Central Business District — one of Kingsport's most flexible zoning classifications
• Qualified federal Opportunity Zone — significant tax advantages available
• Façade and redevelopment grants available
• Surrounded by Starbucks, Food City, Truist, First Horizon Bank, Regions Bank, HomeTrust Bank, and CrossFit
• 1,800+ free public parking spaces downtown with a 364-space garage 100 yards away
• Investment or owner-user sale
• New HVAC & roof — both recently installed and under warranty
• $6,000/month in-place cash flow income