280 Thomas Rd, Bristol, VA 24201

TCI Group is pleased to offer for sale or lease 280 Thomas Road, a large-scale industrial infrastructure asset strategically positioned within the Interstate 81 logistics corridor in Bristol, Virginia.

Located less than one mile from Interstate 81 access at Exit 7, the property offers exceptional regional connectivity supporting north-south freight movement throughout the Mid-Atlantic and Southeast. The location provides efficient logistical access to Roanoke, Virginia, Knoxville, Tennessee, and the broader Interstate 81 industrial corridor.

The property consists of an approximately 157,600-square-foot industrial facility situated on approximately 21.91 acres. Constructed of masonry and steel, the facility offers functional industrial clear heights ranging from approximately 17 feet at the eaves to approximately 24 feet at center, supported by substantial loading, circulation, trailer parking, and operational infrastructure.

Rather than functioning as commodity warehouse space, 280 Thomas Road should be viewed as a scalable industrial platform capable of supporting a broad range of logistics, manufacturing, transportation, warehousing, and operational occupancy scenarios.

MARKET POSITIONING

280 Thomas Road occupies a differentiated position within the regional industrial market due to its:

• scale,

• infrastructure,

• logistics functionality,

• expansion capability,

• interstate connectivity,

• trailer capacity,

• and operational flexibility.

While many tertiary-market industrial properties compete primarily on basic occupancy cost, 280 Thomas Road offers operational characteristics supporting broader industrial use scenarios and long-term strategic flexibility.

The property’s combination of infrastructure, land coverage, power capacity, loading functionality, and expansion readiness creates a competitive position above much of the surrounding regional warehouse inventory.

FUNCTIONAL INDUSTRIAL INFRASTRUCTURE

The property offers industrial infrastructure characteristics increasingly difficult to economically replicate in today’s environment, including:

• Approximately 146,578 square feet of warehouse and operational space

• Twelve overhead loading doors with dock infrastructure

• Significant electrical capacity supporting industrial operations

• Fully sprinklered industrial facility

• Trailer parking and operational circulation capacity

• Existing office and support infrastructure

• Approximately 40,000-square-foot future expansion capability

Significant capital improvements have been completed, including HVAC upgrades, concrete and floor repairs, replacement dock equipment, resurfacing, electrical improvements, and operational enhancements supporting long-term industrial functionality.

REGIONAL INDUSTRIAL & LOGISTICS ADVANTAGE

280 Thomas Road benefits from positioning within an established industrial corridor serving Southwest Virginia and Northeast Tennessee. The property’s location near Interstate 81 provides access to one of the eastern United States’ primary transportation corridors connecting the Northeast, Mid-Atlantic, Southeast, and Midwest freight markets.

The broader Bristol region benefits from:

• established transportation infrastructure,

• regional distribution activity,

• interstate freight movement,

• industrial labor access,

• and Norfolk Southern rail and transload connectivity supporting manufacturing and logistics operations throughout the region.

These characteristics enhance the property’s appeal for:

• regional distribution,

• transportation operations,

• manufacturing users,

• industrial suppliers,

• logistics providers,

• and owner-user occupancy.

LEASE STRUCTURING FLEXIBILITY

Lease economics and occupancy structures may be tailored based upon:

• lease duration,

• occupancy requirements,

• tenant improvements,

• operational specifications,

• expansion needs,

• and tenant credit profile.

This flexible leasing approach allows the property to accommodate a broad range of industrial users while preserving long-term investment positioning and operational optionality.

SALE & INVESTMENT OPPORTUNITY

For investors and owner-users, 280 Thomas Road represents a rare opportunity to acquire a scalable industrial infrastructure asset within a supply-constrained regional industrial market.

The property’s:

• scale,

• expansion capability,

• operational functionality,

• interstate positioning,

• and infrastructure characteristics

support multiple long-term strategies, including:

• industrial stabilization,

• owner-user occupancy,

• logistics operations,

• lease-up and re-tenanting,

• future expansion,

• and long-term investment repositioning.

The combination of existing functionality and future optionality creates strategic flexibility rarely found in comparable regional industrial assets.

LEASE-THEN-SELL VALUE STRATEGY

One of the property’s strongest long-term investment characteristics is its ability to support a lease-then-sell value creation strategy.

Under this approach, interim leasing may:

• stabilize occupancy,

• create predictable Net Operating Income,

• reduce perceived investment risk,

• improve financing and buyer underwriting confidence,

• and ultimately support stronger valuation through cap-rate compression.

The strategic objective is not simply maximizing starting rent, but maximizing long-term investment value through:

• occupancy stabilization,

• contractual rent growth,

• long-term lease structure,

• and increasing NOI.

This transforms the property from a vacant industrial facility into a stabilized industrial investment opportunity with long-term institutional positioning potential.

LEASING & VALUE STRATEGY

Current regional industrial market conditions demonstrate that tertiary-market warehouse economics remain more conservative than major metropolitan logistics markets, while functionally superior industrial assets continue commanding premium positioning relative to ordinary warehouse inventory.

Accordingly, 280 Thomas Road is being positioned through a flexible leasing and investment strategy designed to:

• maximize occupancy potential,

• preserve operational flexibility,

• support future NOI growth,

• enhance long-term investment value,

• and maintain strategic positioning above ordinary tertiary-market industrial inventory.

The property’s combination of:

• infrastructure,

• land,

• expansion readiness,

• trailer parking,

• interstate connectivity,

• and industrial adaptability

supports a differentiated market position within the broader regional industrial landscape.

OWNER & INVESTOR TAKEAWAY

280 Thomas Road offers strategic optionality rarely available in industrial assets of this scale within the Tri-Cities and broader Interstate 81 industrial corridor.

The property may support:

• immediate operational occupancy,

• long-term industrial stabilization,

• expansion-driven growth,

• lease-up and investment repositioning,

• or future institutional-style disposition strategies.

The combination of realistic market positioning, operational superiority, flexible lease structuring, and long-term value creation potential creates a compelling industrial investment narrative for both users and investors.