Music Venue or Brewery - Historic Ford Dealership. Semi-Truck Access. Downtown.

Investment Overview

Originally constructed in 1930 as a Ford dealership, 212 E. Sullivan Street presents one of Downtown Kingsport's most distinctive commercial redevelopment opportunities — approximately 11,609 square feet on a 20,623-square-foot site, combining historic architecture with functionality rarely found in downtown commercial buildings. The building has already been stripped to a dark shell, allowing a purchaser to begin redevelopment immediately without the expense and uncertainty of demolition. Unlike most historic downtown buildings, the property features an 18-wheeler loading bay with dedicated truck access, making it exceptionally well suited for a flagship showroom, regional service headquarters, warehouse, distribution, light industrial, or contractor headquarters use — with the arched storefront windows and wide-open spans also supporting a destination retail, live music venue, or brewery/distillery concept. Most downtown buildings can't accept semi deliveries. This one can. That makes it unique. Ideal Regional Headquarters The property is particularly well suited for companies seeking a highly visible regional office combined with warehouse, showroom, or service operations. Potential users include: HVAC, plumbing, electrical, roofing, and restoration contractors; commercial flooring suppliers; cabinet and kitchen showrooms; window and door distributors; building supply companies; furniture retailers; appliance showrooms; commercial kitchen suppliers; lighting and home design centers; industrial distributors; medical equipment companies; fitness concepts; brewery or distillery; automotive specialty businesses; and government or institutional users. Few downtown buildings can accommodate customer-facing operations while simultaneously supporting truck deliveries and warehouse functionality. Retail, Music Venue & Brewery Alternatives While the property is positioned first as a regional showroom and service headquarters, the same physical attributes serve other concepts exceptionally well. The prominent arched-window frontage and large display windows support a destination retail or flagship showroom presence, and the wide-open structural spans, high ceilings, and drive-in loading make the shell a natural fit for a live music venue, event space, or brewery/distillery with taproom — where stage rigging, brewhouse equipment, and kegs can be loaded straight into the building. B-2 zoning expressly permits craft breweries (up to 10,000 SF of production area in commercial zones) and distilleries with tasting rooms. At approximately $59 per SF — well below replacement cost — an operator can direct capital into build-out rather than acquisition. 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. Historic Character Meets Modern Flexibility Originally developed as a Ford dealership, the building retains many of the architectural characteristics that make adaptive reuse projects successful today: Historic arched storefront windows and large display windows, original marble flooring, decorative pressed-tin ceilings, open structural spans and exceptional natural light, historic masonry construction. These original details create an environment that would be extraordinarily expensive to replicate through new construction while providing an authentic setting increasingly sought by businesses and consumers. Qualified Opportunity Zone Asset — Tax-Advantaged Investment. Investors rolling recent stock, business, real estate, or crypto capital gains into a Qualified Opportunity Fund may defer tax on those gains, offset operating income through cost-segregation and bonus depreciation, and potentially exit federal-tax-free on appreciation after a 10-year hold. The 2025 federal tax law made Opportunity Zones a permanent part of the tax code. Buyers should consult their own tax advisor regarding eligibility and current OZ rules. SBA 10% to 20% Down Payment Options for Purchase For an owner-user — contractor, distributor, showroom operator, or service company — the SBA 504 program can put ownership within reach with terms of 10, 20, or 25 years. This option could save around $500,000 in rent payments over a 10 year period. Example for illustrative purposes, subject to lender approval, underwriting, and market conditions. Construction Cost & Grant (DIG) Program The same construction-cost advantage shown for multifamily holds true for retail and remodel work. Kingsport hard costs run meaningfully below peer markets across the board, and when paired with incentives — Opportunity Zone tax advantages, façade improvement grants and the City's Redevelopment Grant and Downtown Loan programs — projects achieve a superior basis and stronger risk-adjusted returns. Whether the buyer is repositioning the existing asset as a Hotel, Loft, F&B, or retail space or doing a full top-to-bottom remodel, the cost to build is substantially more affordable than what the same project would carry in Chattanooga, Knoxville, Nashville, or Asheville. Façade Program Application The purpose of the Facade Grant Program is to encourage the revitalization of building facades and to improve the aesthetics of the city’s Central Business District with grant assistance through the Kingsport Economic Development Board (KEDB), for the City of Kingsport, Tennessee. Redevelopment Program Application The purpose of the Redevelopment Grant Program is to encourage the revitalization of building sites with special emphasis on improvement of the aesthetics in the city’s Central Business District with grant assistance through the Kingsport Economic Development Board (KEDB), for the City of Kingsport, Tennessee. Special emphasis is given to projects pertaining to the Central Business District, however; the grant is applicable to all parts of the city. Visit the city website to learn more or click here: https://www.kingsporttn.gov/ecd/incentives 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 Disclaimer: Financing example is for illustrative purposes only and is based on a commercial real estate loan under the SBA 504 program. This property is commercial in nature. Consumer credit protections and disclosures under Regulation Z (Truth in Lending Act) do not apply. Terms are not guaranteed and are subject to lender approval, underwriting, and current market conditions. Consult with a qualified SBA lender or financial advisor for personalized information. Any references to Opportunity Zone benefits are provided for informational purposes only and reflect a general summary of the cited statutes and regulations as written. They are not tax or legal advice, are not a guarantee of any tax treatment or outcome, and do not account for any individual's circumstances. Opportunity Zone provisions carry specific deadlines and conditions and are subject to change by legislation or regulation. Prospective investors should consult their own qualified tax advisor, attorney, and CPA before making any investment decision

Investment Highlights

• Investment Highlights
• • Approximately 11,609 SF on an approximately 20,623 SF lot — built circa 1930 as a Ford dealership
• • Offered at $680,000 — approximately $59 per SF, below replacement cost
• • 18-wheeler loading dock with truck delivery capability — a genuine downtown rarity
• • Dark shell ready for redevelopment — no demolition cost or uncertainty
• • Large open floor plan, high ceilings, arched storefront windows, original marble flooring, pressed-tin ceilings
• • Wide-open spans, high ceilings, and drive-in loading also suit destination retail, a live music venue, or a brewery/distillery with taproom
• • Qualified Opportunity Zone, TIF District, PILOT District, Tennessee Main Street area
• • B-2 Central Business District zoning — maximum use flexibility
• • Excellent visibility on a large urban lot — parking, fenced yard, outdoor display, or expansion
• Property Stats
• Offered As: For Sale — $680,000
• Building Size: ±11,609 SF
• Lot Size: ±20,623 SF
• Year Built: Circa 1930 — former Ford dealership Condition: Dark shell — ready for redevelopment Zoning: B-2 Central Business District (City of Kingsport)
• Special Districts: Opportunity Zone, TIF District, PILOT District, Tennessee Main Street (buyer to verify)
• Submarket: Downtown Kingsport / Kingsport-Bristol CBSA
• Investment Summary
• 212 E. Sullivan Street represents one of Downtown Kingsport's most versatile redevelopment opportunities. While many historic buildings appeal primarily to residential or hospitality developers, this property offers something significantly different: the ability to combine historic architecture with true commercial functionality. Its rare truck-loading capability, expansive open floor plates, generous site size, and adaptive reuse potential make it equally attractive to owner-users, regional service companies, distributors, retail operators, entertainment and brewery concepts, and investors. For buyers seeking a headquarters, flagship showroom, commercial redevelopment, or adaptive reuse project at a basis well below replacement cost, 212
• E. Sullivan Street offers one of the most compelling opportunities currently available in Downtown Kingsport.
• 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 verify all square footage, lot size, zoning compliance, Opportunity Zone boundaries, incentive program eligibility, flood zone designation, truck access, and permitted uses with the appropriate authorities and their own professional advisors. Any financing references, including the SBA 504 program, are for illustrative purposes only and are subject to lender approval, underwriting, and current market conditions. Opportunity Zone provisions carry specific deadlines and conditions and are subject to change by legislation or regulation; prospective invest ors should consult their own qualified tax advisor, attorney, and CPA before making any investment decision.