Riverfront Hospitality | Move-In Ready Bar or Restaurant

Investment Overview

Flex & Light Trade (Commercial Use Category — PVD) • Plumbing, HVAC, electrical, and mechanical contractor offices with showroom and counter sales • Flooring, tile, kitchen & bath, appliance, lighting, and window/door showrooms with attached warehouse and installation operations • Cabinet, millwork, countertop, and finish-carpentry shops with showroom storefronts • Sign shops, printing, graphics, vinyl, and large-format production with retail intake counters • Glass, garage door, awning, and overhead-door dealers and installers • Solar, low-voltage, AV, smart-home, and security/fire-protection systems integrators with showroom space • Tool, equipment, and small-engine sales, service, and repair • Landscape supply, hardscape showroom, nursery, and specialty outdoor-living retail • Pool, spa, and outdoor-recreation product showrooms with on-site display yards Showroom Retail & Specialty Sales • Outdoor outfitter and adventure retail — kayak, paddleboard, fly-fishing, hiking, camping, cycling — capitalizing on the Greenbelt and Holston River frontage • Powersports, e-bike, scooter, and golf-cart sales, service, and rental • Boat, jet-ski, paddle craft, and trailer sales and service • Vintage and exotic vehicle sales, brokerage, and concierge storage • RV, camper, and overlanding retail and accessory shop • Furniture, home goods, antique, consignment, and lifestyle retail with sizable display floors • Maker / craft retail — woodworking, leather, ceramics, metalwork — paired with workshop space • Specialty grocers, butchers, bakeries, and farm-to-table retail • Outdoor-living, garden, and patio showrooms Light Industrial-Adjacent & Maker Production • Maker spaces and shared shop bays — woodworking, metal fabrication, ceramics, screen printing, leatherwork • Commercial / ghost kitchens supporting Downtown Kingsport restaurants, food trucks, and caterers • Craft brewery, distillery, cidery, or winery with attached tasting room (alcoholic beverage operations subject to applicable state and local licensing) • Roastery, micro-bakery, chocolatier, and small-batch food production with retail front • Photography, video, podcast, and content production studios • Light fabrication, prototyping, and small-batch manufacturing operations • Auto detailing, ceramic coating, paint protection film (PPF), and window-tint specialty shops • Boat and powersport detailing, winterization, and storage operations • Climate-controlled secure storage for high-value assets — vintage and exotic vehicles, fine art, wine collections, archives, financial assets, and other items requiring dry, non-floodplain storage Service & Trade Office • General contractor, remodeler, and design-build offices with attached storage and yard • Roofing, painting, and exterior-services company offices • Pest control, lawn care, snow removal, and property maintenance company offices • Cleaning, restoration, and disaster-recovery company offices • Logistics, last-mile, and small-fleet operator offices • Equipment rental and tool-library storefronts Food, Drink & Hospitality • Restaurant, café, taproom, beer garden, brewpub, or distillery with riverfront-corridor patio orientation • Coffee shop, bakery, juice / smoothie, ice cream, or dessert concept catering to Greenbelt and Netherland Inn corridor traffic • Outfitter café — kayak/paddle/bike rental paired with food and beverage service • Boutique inn, bed & breakfast, or lodging concept (PVD-permitted in the village center) • Event venue, private dining, or destination supper-club concept on the river corridor Live/Work, Office, and Mixed-Use • Live/work units — PVD-permitted; up to 100% of building floor area may be residential within the unit, with commercial or office use on the remainder • Creative office, architecture, engineering, design, and marketing studios • Professional services — law, CPA, financial advisory, real estate, insurance • Medical, dental, optometry, chiropractic, physical therapy, and behavioral-health practice space • Co-working, executive suites, and small-team office condos Civic, Education, and Recreation • Charter school, micro-school, trade school, or vocational training facility (special exception may apply) • Fitness, yoga, pilates, climbing, or martial arts studio • Art, music, dance, or performing-arts instruction • Day care or preschool (special exception may apply per § 114-489(6)) • Community center, museum, gallery, or cultural-heritage destination tied to the Netherland Inn / Long Island corridor WHO THIS PROPERTY SUITS • Owner-user flex / industrial-adjacent buyer — needs dry, non-floodplain ground-floor square footage for showroom, warehouse, fleet, or production operations with corridor visibility • Trade contractor or specialty service company — wants showroom + office + secure yard / storage on a single parcel without floodplain encumbrance • Specialty retailer or showroom operator — targeting outdoor-recreation, powersports, home goods, or experiential-retail customers using the Netherland Inn / Greenbelt corridor • Maker, craft producer, or small-batch manufacturer — wanting production square footage with a retail or tasting-room front • Hospitality / food-and-beverage operator — pursuing a destination-style brewpub, taproom, café, restaurant, or boutique lodging concept on a riverfront-adjacent corridor • Investor / repositioner — pursuing dual-address tenant separation, value-add lease-up, or live/work mixed-use redevelopment under PVD's flexible framework • Storage / vault operator — seeking elevated, non-SFHA square footage for high-value vehicle, art, document, or asset storage that cannot tolerate flood risk • 1031 exchange buyer — pursuing a superior-basis Opportunity Zone alternative to higher-cost Sunbelt metros KINGSPORT — AMERICA'S FIRST "MODEL CITY" Kingsport was purpose-designed as a planned city in the early 20th century, and the city's pedestrian grid, Church Circle roundabout, civic architecture, and intentional commercial corridors all reflect that early planning DNA. After a period of 20th-century decline, Kingsport — and particularly the Downtown core, the Holston River corridor, and the Netherland Inn / Long Island historic district — has been on a steady upswing, driven by a city-led master plan, private redevelopment, and sustained public infrastructure investment. The result is a market with real momentum: active storefronts, growing residential density, a 10-mile Greenbelt, public art, breweries, restaurants, the 1.8-mile Heritage Trail, and a dense calendar of festivals, markets, and outdoor-recreation programming. The Netherland Inn corridor in particular sits at the intersection of three of Kingsport's most durable demand drivers: heritage tourism (the Netherland Inn and Long Island of the Holston), outdoor recreation (the Greenbelt and the Holston River), and proximity to the Eastman Chemical workforce — one of the largest single-site industrial employment bases in the southeastern U.S. DISCLAIMER All information contained herein has been obtained from sources deemed reliable; however, no representation or warranty is made as to its accuracy. Prospective purchasers should independently verify all square footage, lot dimensions, zoning compliance, PVD master-plan status, permitted and special-exception uses, FEMA flood zone designation, base flood elevation, incentive-program eligibility, and any required licensing with the appropriate authorities and their own professional advisors. References to City Code §§ 114-483 through 114-493 are summaries for marketing purposes only and do not constitute a legal opinion or binding interpretation of the Kingsport Code of Ordinances. 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 For showings and additional information, contact the listing agent.

Investment Highlights

• • Netherland Inn Road corridor — Kingsport’s historic Holston River frontage road, connecting Downtown Kingsport, the Long Island of the Holston, and the city’s western residential and recreational districts
• • Adjacent to the historic Netherland Inn (1818) and the Long Island of the Holston — federally recognized historic and culturally significant sites that anchor year-round visitor and event traffic
• • Direct corridor access to the Kingsport Greenbelt — a 10-mile riverfront walking, running, and cycling trail that drives steady recreational, residential, and tourism traffic past the property
• • Holston River frontage area — kayaking, tubing, fly fishing, and paddle access immediately adjacent; ideal for the hospitality building and well suited to outfitter, brewery / taproom, café, and outdoor-recreation retail concepts in the flex building
• • Minutes to Downtown Kingsport — within ~5 minutes of Broad Street, Church Circle, and the city’s revitalized Central Business District
• • Minutes to Eastman Chemical Company — one of the largest single-site chemical manufacturing employers in the U.S. and a primary regional demand driver for hospitality, contractor service, vendor, and worker-facing food and retail
• • Holston Valley Medical Center, Northeast State Community College, and the ETSU Kingsport academic presence within short drive — supporting medical, professional, and institutional tenant demand
• • Highway access — short connection to I-26, linking to I-81 and a day’s drive of roughly 70% of the U.S. population; ~14 miles / 21 minutes to Tri-Cities Airport (TRI) with direct service to Charlotte (CLT), Atlanta (ATL), Dallas/Fort Worth (DFW), Chicago (ORD), Orlando (MCO/SFB), Washington D.C. (IAD), Tampa/St. Pete (PIE), and Phoenix/Mesa (AZA)
• • Drive-by visibility on a scenic, well-trafficked riverfront corridor used by commuters, tourists, Greenbelt users, and event traffic year-round