4382 Roane State Hwy
Highway frontage near college, ideal for gas, student housing or convenience retail
Marketing description
Experience unmatched commercial development potential on this remarkable 16.46± acre site adjoining Roane State Community College, a thriving campus with approximately 6,000 students and a 72,000-square-foot expo center that generates consistent traffic and offers a built-in customer base. Comprising seven strategically assembled parcels and zoned C-2 Highway Business District, this premium property offers exceptional flexibility for a variety of commercial ventures, including self-storage, student housing, multi-family development, hospitality, or retail. Development-ready infrastructure includes an existing 143,000± square foot concrete pad, approximately 968 feet of combined road frontage with dual access points, and full utility availability at the property line, eliminating delays and reducing upfront costs. The site benefits from a college-adjacent footprint with an institutional anchor that brings daily foot traffic, year-round consumer demand, and long-term development stability. The C-2 zoning allows for a broad range of commercial uses, such as shopping centers, restaurants, entertainment venues, hotels, and professional services, while the flexible development standards accommodate various business configurations in this growing commercial corridor. With immediate adjacency to Roane State's main campus and expo center, the property captures both daily student flow and event-based traffic, offering a prime location for student-oriented and general commercial applications. Documented traffic volumes include an average of 3,552 vehicles per day on Patton Lane (Location ID: 73000117) and 4,734 vehicles per day on Roane State Highway/Highway 70 (Location ID: 73000043), with additional volume generated by campus events and institutional activity. This exceptional 16.46± acre development site represents a rare opportunity to secure high-visibility commercial frontage with proven traffic counts, infrastructure in place, and direct access to one of East Tennessee's most stable and traffic-generating institutions. Whether you're planning a student-focused mixed-use project or launching a large-scale retail or service operation, this strategic location offers the ideal foundation for long-term commercial success. Buyer to verify all information.
Investment highlights
Prime Development Opportunity – 16.46± Acre Site
Seven assembled parcels zoned C‑2 Highway Business District, offering excellent flexibility for commercial uses including self‑storage, student housing, multi‑family, hospitality, retail, and more. Compass+4Nataliya Lovchikova+4Roane County Government+4Institutional Anchor with Built‑In Traffic
Adjacent to Roane State Community College’s main campus, which serves thousands of students and includes a 72,000 sq ft Expo Center known for regularly scheduled events that generate consistent foot and vehicular traffic. Sotheby's Realty+4Connect NCDOT+4roanestate.edu+4roanestate.edu+5roanestate.edu+5Roane County Government+5Significant Exposure and Visibility
The site boasts approximately 968 feet of combined road frontage, with dual access points on Patton Lane (SR 382) and Roane State Highway/US 70, enhancing ingress/egress flow and visibility.Infrastructure In Place, Development‑Ready
Includes existing 143,000± sq ft concrete pad, and full utilities available at the property line, significantly reducing development delay and soft-cost exposure.Documented Traffic Counts Provide Visibility Metrics
Patton Lane (SR 382) sees 3,552 vehicles/day (Location ID 73000117), while Roane State Highway/US 70 supports 4,734 vehicles/day (Location ID 73000043). Additional surges occur during campus events. roanestate.edu+13Sotheby's Realty+13Wikipedia+13KYTC+3Nataliya Lovchikova+3roanestate.edu+3Nearby Event and Community Draw
The Expo Center (72,000 sq ft indoor arena, seating ~600, plus outdoor and barn facilities) hosts frequent community and regional events such as fairs, rodeos, dog and tractor shows. roanestate.edu+1Roane County Government+1Ideal for Student‑Oriented Uses
The site’s proximity to the college and steady flow of student and visitor traffic make it especially suited for mixed‑use developments targeting student housing, retail, dining, entertainment, or other service uses.Zoning Flexibility Supports Broad Commercial Uses
Under C‑2 zoning, permitted land uses include shopping centers, professional services, retail stores, entertainment venues, hotels, restaurants, and more—facilitating diverse business configurations in a fast‑growing corridor. roanestate.edu+11Nataliya Lovchikova+11roanestate.edu+11Stability and Long‑Term Institutional Demand
With direct adjacency to a stable and growing educational anchor, this property benefits from predictable, year‑round consumer demand including daily campus activity and periodic large-scale events.
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