Retail Income Below. Loft or Office Upside Above.

Investment Overview

Retail Income Below. Loft or Office Upside Above - 100% Leased Ground Floor. Rear Parking 1,800+ public parking spaces in Downtown Kingsport Nearby 364 - Space Parking Garage, 3 Min. Walk (~100 Yards Away) Located at the intersection of 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. The building sits within a 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. One recent example is the historic Sterchi Suites condominium development at 217 Broad Street, where a residence sold in July 2026 for approximately $265 per square foot, demonstrating buyer demand for renovated historic downtown living. 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. 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. 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. 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. 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. 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

Investment Highlights

• 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
• • B-2 Central Business District zoning — one of Kingsport’s most flexible classifications
• • Qualified Opportunity Zone location — significant federal tax advantages available
• • Prime Broad Street frontage with excellent walkability and abundant nearby public parking
• 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
• 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.
• 130–134 Broad Street is a ±10,000 SF historic mixed-use building on Kingsport’s revitalized Broad Street corridor — approximately 5,000 SF per floor on a 6,950 SF lot — offered at $550,000, roughly $55 per square foot, a basis well below replacement cost. The ground floor is occupied by established retail tenants generating income from day one, while the ±5,000 SF second floor is a blank canvas ready to become residential lofts or professional office space under flexible B-2 Central Business District zoning. Collect rent below while you build value above.