Three Floors of Opportunity & Upside Downtown
From Cellar Entertainment Hub to Loft/Office Redevelopment
Marketing description
B-2 Central Business District — Exceptionally Broad Permitted Use List
The building sits inside Kingsport's B-2 Central Business District, the city's most flexible and
use-permissive commercial zone. Permitted principal uses include — but are far from limited to — the following, makingthis property suitable for a wide range of tenant mixes or owner-user concepts:
Retail & Shopping
Clothing and apparel boutiques, gift and card shops, bookstores, antique and consignment, jewelry, art galleries andartist studios, home goods and furniture showrooms, florists, specialty food retailers
(butcher, bakery, cheese, chocolatier), wine and liquor stores, music and record shops, sporting goods and bike shops,toy and hobby stores, pet supply, cigar/tobacco, novelty and souvenir shops. Golf cart sales were explicitly approved by the Kingsport Board of Zoning Appeals in 2025 as a B-2 principal use.
Food & Drink
Sit-down, fast-casual, ethnic, and fine dining restaurants; cafés, coffee shops, tea houses; bakeries and pastry shops; ice cream, gelato, and frozen yogurt; juice and smoothie bars; delis and sandwich shops; bars, taverns, lounges, andwine bars. The code also expressly permits brewpubs and craft breweries (up to 10,000 SF of production area in commercial zones), craft wineries, and distilleries with tasting rooms —a natural fit for the cellar or ground-floor space. Cat cafés were approved by BZA for the Boops & Beans concept in 2024.
Professional & Office
Law, accounting, and CPA offices; architecture, engineering, and design firms; real estate, insurance, and financialadvisory; banks and credit unions; medical, dental, optometry, chiropractic, and physical therapy; mental health and counseling; tax preparation; marketing, advertising, and PR agencies; software and tech startups; co-working spaces; nonprofit and association offices; small accessory data centers.
Personal Services
Hair and nail salons, barbershops, day spas, massage therapy, tanning, tailoring and alterations, dry cleaners and laundromats, shoe repair, tattoo and piercing studios.
Entertainment, Culture, & Recreation
Movie and performing-arts theaters, music venues and concert halls, dance/yoga/pilates studios, indoor fitness andgyms, martial arts, art classes and maker studios, escape rooms, arcades, museums, galleries, event venues andbanquet halls, private clubs.
Lodging
Hotels, boutique hotels, and bed & breakfasts.
Education & Instruction
Tutoring centers; music, art, and dance lessons; indoor trade and vocational schools.
Residential
Residential uses permitted (except single-family detached dwellings) — supporting thetop-floor loft-conversion play.
Retail + Office + Service Hybrids
Plumbing/HVAC showroom + office, electrical contractor with counter sales, appliance and kitchen/bath showrooms, flooring and window/door companies, printing and sign shops, commercial/ghost kitchens, tech repair, light indoor fabrication, AV/ low-voltage, security, and fire protection system companies.
Downtown Kingsport Incentives
Beyond the Opportunity Zone, the property's location inside Kingsport's Central Business District makes it eligible for additional local incentive programs, which may include the Façade Grant Program, Redevelopment Grant Program, and Downtown Kingsport Loan Program — designed to help offset the cost of purchase, renovation, and facadeimprovements. Buyer to verify current program availability and eligibility with the City of Kingsport and Downtown Kingsport Association.
Location Highlights
- Prime Broad Street frontage in the core of Downtown Kingsport
- 53' of continuous storefront exposure on the city's primary retail corridor
- Surrounded by regional and national operators including Starbucks, Food City, Beef 'O' Brady's, Truist, First HorizonBank, Regions Bank, HomeTrust Bank, and CrossFit
- Public parking nearby
- Exceptionally drivable location with fairly walkable and bikeable access within the downtown core
- ±22,300 SF historic landmark on Broad Street
- Rare three-story plus mezzanine configuration with cellar level — unmatched flexibility downtown
- Qualified Opportunity Zone — significant federal tax advantages available
- Ground floor leased to Shooter's Billiards with active expansion into the mezzanine — in-place income plus tenant growth
- Vacant, redevelopment-ready top floor — residential loft, office of any kind, or retail
- Expansive undeveloped cellar — music venue, cigar lounge, fine dining, indoor golf, or mini bowling potential
- Cellar accessed via rear stairwell, with a framed wood carve-out at the front of the building ready for a dedicatedstreet-front staircase to the lower level
- Art Deco facade with partially redeveloped historic interior finishes: exposed brick, steel joists, Terrazzo, hardwood
- B-2 Central Business District — one of Kingsport's most flexible zoning classifications
- Eligible for downtown façade, redevelopment, and loan incentive programs
- Investment or owner-user sale
Other Possible Uses
Beyond the uses outlined above, Kingsport's B-2 Central Business District is one of the most permissive commercial classifications in the city, designed to welcome a wide mix of tenant concepts. The categories below are illustrative of the broader universe of uses a buyer or tenant could explore at 237–245 Broad —particularly given the building's 22,300 SF footprint, three-story-plus-mezzanine configuration, prominent storefront frontage, and rare cellar level.Each is offered as an idea-generation list; specific operations should be confirmed with the City of Kingsport for any required permits, licensing, or use approvals.
Government & Civic Offices
Federal, state, county, and municipal office space — including U.S. Post Office and USPS retail, Social Security Administration (SSA) field offices, U.S. Department of Veterans Affairs (VA) clinics and benefits offices, IRS taxpayer assistance centers, USDA service centers, U.S. Census Bureau offices, Department of Labor / workforce development and career centers, military recruiting stations (Army, Navy, Air Force, Marines, Coast Guard, National Guard), congressional and U.S. Senate district offices; Tennessee Department of Human Services, Tennessee Department of Health, Tennessee Department of Safety /driver services (DMV), Tennessee Department of Revenue, TBI / state law enforcement satellite offices, state senator and state representative district offices; Sullivan County clerk, register of deeds, trustee, assessor, election commission, juvenile services, probation/parole,and child support satellite offices; City of Kingsport administrative annex, planning & zoning, code enforcement, economic development, public works, parks & recreation, and public library branch space; courthouse annex, public defender, district attorney satellite, and mediation/ arbitration offices; chamber of commerce, visitor center, Main Street program offices, and other civic and quasi-governmental tenants.
Healthcare, Wellness & Medical Services
Urgent care, primary care, pediatric and women's health clinics, dental and orthodontic, optometry and vision, dermatology, ENT, allergy, audiology, physical and occupational therapy, sports medicine and rehabilitation, dialysis centers, imaging and diagnostic labs, blood donation centers, behavioral health and counseling, substance use treatment, telehealth hubs, med spa and aesthetics.
Childcare & Family Services
Licensed daycare, preschools, Montessori and learning centers, after-school enrichment programs, family resource centers, adoption and foster-support agencies.
Religious, Nonprofit & Community Organizations
Houses of worship and fellowship halls, denominational and ministry offices, community centers, civic clubs (Rotary, Lions, Kiwanis), Chamber of Commerce satellite space, foundation and nonprofit headquarters, social-service and food-pantry administrative offices.
Maker, Creative & Media Production
Maker spaces and shared shop bays, woodworking and metal-fabrication studios, podcast and recording studios, photography and videography studios, film and content production, graphic design and creative agencies.
Financial Services
Continued Highlights
Bank branches and credit union locations, ATM lobbies, mortgage and lending offices, tax preparation, wealth management, family offices, fintech storefronts.
Retail & Shopping (Expanded)
Boutiques, gift shops, bookstores, antique/consignment, art galleries, jewelry, home goods, florists, specialty foodretailers (bakery, butcher, chocolatier), wine & liquor, music/record shops, sporting goods, toys, hobby, pet supply, cigar/tobacco, novelty/souvenir, golf cart sales, outdoor outfitters, bicycle shops, eyewear/optical, vape and CBD retailers, comic and collectibles shops, board game stores, vintage and resale, mobile phone and electronics, kitchenware and cookware, fabric/quilting and craft supply.
Food & Drink (Expanded)
Sit-down, fast-casual, ethnic and fine-dining restaurants, food halls, cafes, coffee shops, tea houses, bakeries and patisseries, ice cream / gelato / frozen yogurt, juice and smoothie bars, delis and sandwich shops, bars, wine bars,taverns, lounges, brewpubs, craft breweries, distilleries with tasting rooms, wineries with tasting rooms, cat cafes, dessert bars, hookah lounges, supper clubs, pop-up dinner concepts, commercial/ghost kitchens.
Professional & Office (Expanded)
Law, CPA and accounting, architecture, engineering, real estate, insurance, financial advisory, banking, marketing/PR, software, tech startups, business incubators and accelerators, co-working, executive suites, nonprofit offices, talent and staffing agencies, title and escrow companies, court reporting, IT managed services, cybersecurity firms, AI and data consultancies, government affairs and lobbying offices.Hair and nail salons, barbershops, blow-dry bars, day spas, massage therapy, brow/lash studios, tanning, tailoring and alterations, drycleaners, shoe repair, watch and jewelry repair, key-cutting, tattoo and piercing studios, pet grooming, mobile-device repair, eyewear adjustment, locksmiths.
Entertainment, Culture & Recreation (Expanded)
Movie theaters, performing arts and music venues, comedy clubs, dance/yoga/pilates/barre studios, fitness centers, CrossFit boxes, martial arts and boxing gyms, escape rooms, arcades, virtual-reality and immersive experiencevenues, golf simulators, axe-throwing, bowling alleys, mini bowling, billiards/pool halls, rock climbing walls, tactical/defensive training facilities, gaming and esports venues, museums, galleries, event and banquet venues,private clubs, speakeasy and lounge concepts, cigar lounges.
Lodging & Residential-Style Uses (Expanded)
Boutique hotels, bed & breakfasts, short-term and extended-stay rentals, urban lofts, corporate housing, furnishedexecutive suites, hostel-style or themed lodging concepts.
Education & Instruction (Expanded)
Tutoring centers, test-prep, language schools, music/art/dance instruction, coding bootcamps, indoor trade andvocational schools, culinary schools, continuing education and professional certification, charter or micro-school satellite locations.
Light Trade, Industrial & Specialty Uses
Plumbing/HVAC, electrical, flooring, kitchen & bath, appliance, window & door showrooms; printing and sign shops; tech repair; AV/low-voltage, security and fire-protection contractors; light indoor fabrication; small accessory datacenters; secure asset storage (exotic/vintage vehicles, precious metals, financial assets, art, and other high-value assets).
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, zoning compliance, Opportunity Zone boundaries, incentive program eligibility,and permitted uses with the appropriate authorities and their own professional advisors.
Investment highlights
Rare Three Story Building Plus Mezzaninine with Tenant Growth.
A rare large-format downtown asset in the heart of Kingsport's revitalized Broad Street corridor. One of the most substantial single-building opportunities available in Downtown Kingsport,approximately 22,300 square feet across three stories plus mezzanine, with an expansive cellar level below.
Situated in an opportunity zone and $50,000+ in grants available, make this a uniqueopportunity for investors.
The first-floor and mezzanine spaces provide strong in-place cash flow with a highly attractive basis, offering investors tenant diversification, value-add upside, and potential Opportunity Zone tax advantages—positioning the property as a compelling alternative to comparable investments
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. Kingsportdoesn'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 historicbuildings, 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.
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 morefavorable.
Development economics further enhance the thesis. Construction costs remain meaningfully below
peer markets, and when paired with incentives, including Opportunity Zones tax advantages and
facade improvement grants of up to $50,000—projects can achieve superior basis and risk-adjusted
returns. The cost to build is substantially more affordable.
The property features 53 feet of continuous frontage on Broad Street, and a mix of character-rich
original detail: exposed brick walls, prominent steel joists, Terrazzo floors, original hardwood, and
street-facing windows that flood the interior with natural light. Portions of the building have been
thoughtfully redeveloped to preserve these historic elements while modernizing the usable space.
The vacant top floor has been stripped down and is ready for redevelopment. With exposed brick,
original structural character, and large street-facing windows.
Ground Floor — Income in Place
The first floor is currently leased to Shooter's Billiards, providing immediate in-place cash flow from day one. An owner-user could continue to collect rent on this space while occupying the upper floor, or an investor can step into a stabilized ground-floor tenancy.
Top Floor — Development-Ready Loft Canvas
The vacant top floor has been stripped down and is ready for redevelopment. With exposed brick, original structural character, and large street-facing windows, the layout is ideally suited for urban residential lofts — a product type that is in high demand and limited supply across Downtown Kingsport. Alternative uses include creative office, boutique hospitality, event space, or a flagship headquarters build-out.
Cellar — Blank-Canvas Entertainment Venue
The building includes an expansive, undeveloped cellar — a genuinely rare feature in this market. The space is sized and configured for a high-concept entertainment destination such as a bowling alley, speakeasy-style lounge, live music venue, arcade/axe-throwing concept, or private event space.
Three Distinct Value Opportunities Under One Roof
Ground Floor + Mezzanine — In-Place Income with Tenant Growth
The first floor is leased to Shooter's Billiards, a growing, well-trafficked downtown destination tenant thatis actively expanding its footprint up into the building's mezzanine level. This tenant growth story providesimmediate in-place cash flow from day one alongside near-term upside as the mezzanine is built outandfolded into the lease. An owner-user could continue to collect rent on this space while occupying theupper floors, or an investor can step into a stabilized, expanding ground-floor tenancy in one ofKingsport's most active retail corridors.
Top Floor — Redevelopment-Ready Canvas
The vacant top floor has been stripped down and is ready for redevelopment. With exposed brick, originalstructural character, and large street-facing windows, the layout is well suited for any of the following:
- Residential loft conversion — urban loft product is in high demand and limited supply acrossDowntown Kingsport
- Office of any kind — creative, professional, medical, co-working, or flagship headquarters build-out
- Retail — boutique, showroom, gallery, or experiential concept leveraging the building's historiccharacter
Cellar — Blank-Canvas Destination Venue
The building includes an expansive, undeveloped cellar — a genuinely rare feature in this market. Thespace issized and configured for a high-concept destination use, with multiple potential build-outsincluding:
- Music venue / live performance space
- Cigar lounge
- Fine dining
- Indoor golf simulator concept
- Mini bowling
The cellar is accessed today by a stairwell at the rear of the building. In addition, a dedicated woodcarve-out hasbeen framed at the front of the building to accommodate a second staircase descendingdirectly from Broad Street into the cellar level — giving a future operator the option to deliver a truestreet-front entrance to the downstairs venue, separate from the ground-floor tenant.
That direct-from-the-sidewalk access is what unlocks the cellar as a stand-alone destination concept ratherthanback-of-house space.
Qualified Opportunity Zone — Significant Tax Advantages
The property sits inside a federally designated Qualified Opportunity Zone, one of the most powerful tax incentivescurrently available to real estate investors. Investors who roll capital gains into a Qualified Opportunity Fund that acquires and substantially improves property in the zone may be eligible for:
- Deferral of federal tax on the rolled-in capital gains
- Reduction of the deferred gain (depending on holding period)
- Elimination of federal tax on new gains generated by the Opportunity Zone investment if held for 10+years Buyer should consult their CPA or tax advisor regarding eligibility and current IRS rules.
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