Distillery & Tavern

Investment Overview

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. What makes this property a rare opportunity is the location: the historic core of downtown, where the inventory is finite and effectively irreplaceable. You can't build more historic buildings, and the city isn't adding new ones to the downtown center anytime soon. Kingsport buying power per dollar of retail rent is 10% to 24% higher than Knoxville, Nashville, and Asheville, NC. This metric is critical: 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. Rare two-address downtown asset — ±17,750 SF across 215 + 223 Commerce Street inside a single building. 100% occupied with four active tenants (Ole Crow Tavern, King City Distillery, G1 Elite, Found Objects). Two of the four leases are intentionally short-term, structured to deliver flexible vacancy to an owner-operator. Includes a ~$500,000 turnkey commercial kitchen and bar build-out, a working craft distillery with tasting room, and industrial-size overhead doors on the 223 Commerce gym bay supporting supply company, contractor showroom, plumbing/HVAC/electrical distributor, or light fabrication uses. B-2 Central Business District zoning. Qualified federal Opportunity Zone plus TIF District, PILOT District, and Tennessee Main Street boundary — eligible for Façade Grant, Redevelopment Grant, and Downtown Kingsport Loan Program. Flood Zone B/X (buyer to verify). Sold together as one building under a single transaction. 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

• ±17,750 SF historic downtown asset across two street addresses (215 + 223 Commerce) in one building
• 100% occupied with four active tenants — two leases intentionally short-term for owner-operator flexibility
• ~$500,000 turnkey commercial kitchen and bar build-out in place (Ole Crow Tavern)
• Working craft distillery with tasting room in place (King City Distillery)
• Industrial-size overhead doors in the 223 Commerce gym bay — drive-in capable
• B-2 Central Business District — one of Kingsport's most flexible zoning classifications
• Qualified federal Opportunity Zone — significant tax advantages available
• TIF District, PILOT District, Tennessee Main Street boundary
• Eligible for Façade Grant, Redevelopment Grant, and Downtown Kingsport Loan Program
• Flood Zone B/X — outside the 100-year floodplain (buyer to verify)
• Sold together as one building under a single transaction