1833-1837 Netherland Inn Rd
Kingsport, TN 37660
Retail Property For Sale

What makes this property a rare opportunity is its frontage on the Holston River's
renowned trout-fishing waters — inventory that is finite and effectively irreplaceable.
Two Buildings, Two Potential Income Streams with Limitless Possibilities
Rare two-building riverside hospitality and flex opportunity on Kingsport's historic Holston River corridor — a scenic, high-visibility connector between Downtown Kingsport, the Long Island of the Holston, and the western edge of the city. The property is anchored by a move-in-ready restaurant / hospitality building positioned to capture year-round Greenbelt, river-recreation, and heritage-tourism traffic, paired with a second building suited to a wide range of secondary uses — from a riverside bar or entertainment / music venue to light industrial, showroom, warehouse, or service-trade headquarters.
Two Buildings, Two Potential Income Streams with Limitless Possibilities
What makes this property a rare opportunity is its frontage on the Holston River's renowned trout-fishing waters — inventory that is finite and effectively irreplaceable. Six minutes to Downtown.
Building One — Move-In Ready Restaurant / Hospitality
The primary building is a turnkey restaurant / hospitality space ready for an operator to step in and open. Positioned directly on the Netherland Inn Road / Holston River corridor, it captures Greenbelt foot traffic, paddle and river-recreation visitors, heritage-tourism flow tied to the Netherland Inn (1818) and Long Island of the Holston, and steady commuter and event traffic between Downtown Kingsport and the western residential districts. The elevated floors and above-floodplain positioning support full ground-floor hospitality use without the elevation, venting, or floodproofing retrofits that constrain most riverside competitors.
Building Two — Flex Building (Riverside Bar, Venue, or Industrial)
The second building is a flexible, build-out-ready footprint that supports a wide range of complementary uses, including:
• Riverside bar, taproom, or beer garden — paired with the hospitality building as a combined food-and-drink destination
• Entertainment or live-music venue — capitalizing on the riverfront patio orientation
• Light industrial — dry, ground-floor square footage for production, fabrication, or assembly
• Showroom — home goods, outdoor recreation, power sports, or specialty trade display
• Warehouse — inventory, equipment, or vehicle storage on a corridor with rare elevated, non-encumbered footprint
• Headquarters for an HVAC, plumbing, electrical, or other service-based business — with showroom, office, and yard / storage on a single parcel
Sold together as a single dual-address opportunity, the two buildings give an owner-operator a hospitality anchor and a high-utility flex building in one transaction — a rare combination on the Netherland Inn corridor.
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.
Kingsport's average retail rents of $16/sqft support a broad range of tenant categories while preserving healthy operating margins — even for rent-sensitive users such as discount retailers and value-oriented fitness concepts.
The same construction-cost advantage that benefits multifamily development holds equally true for retail and remodel work at this location. Kingsport hard costs run meaningfully below peer markets across the board, translating directly into a superior basis and stronger risk-adjusted returns. Repositioning the existing F&B or executing a full top-to-bottom remodel can be done at a fraction of what the same scope would cost in Chattanooga, Knoxville, Nashville, or Asheville.
Who This Property Suits
• Hospitality owner-operator — ready to step into a turnkey restaurant / hospitality building on a high-traffic riverfront corridor with a complementary flex building behind it
• Restaurant + bar / venue operator — pairing the move-in-ready hospitality building with a riverside bar, taproom, or live-music venue in the second building
• HVAC, plumbing, electrical, or service-trade owner — seeking a headquarters with showroom, office, and storage in the flex building, with the hospitality building as an income tenant or owner-perk amenity
• Specialty retailer or showroom operator — targeting outdoor-recreation, powersports, or home-goods customers using the Netherland Inn / Greenbelt corridor
• Maker, craft producer, or small-batch manufacturer — wanting elevated, dry production square footage with a retail or tasting-room front
• Investor / repositioner — pursuing dual-address tenant separation, value-add lease-up, or live/work mixed-use redevelopment under PVD's flexible framework
Use Concepts — Hospitality-Led, with Flex and Industrial Secondary
The PVD framework is structured around mixed commercial, office, retail, lodging, and live/work activity. With the move-in-ready hospitality building as the anchor and a flex building behind it, the categories below illustrate how a buyer can put both buildings to work. Specific operations and any needed special-exception approvals should be confirmed with the City of Kingsport.
Primary Focus — Move-In-Ready Hospitality (Building One)
• Restaurant, café, taproom, beer garden, brewpub, or distillery with riverfront-corridor patio orientation
• Coffee shop, bakery, juice / smoothie, ice cream, or dessert concept catering to Greenbelt and Netherland Inn corridor traffic
• Outfitter café — kayak / paddle / bike rental paired with food and beverage service
• Boutique inn, bed & breakfast, or lodging concept (PVD-permitted in the village center)
• Event venue, private dining, or destination supper-club concept on the river corridor
• Wedding, rehearsal-dinner, and private-event hospitality tied to the Netherland Inn / Long Island heritage corridor
Secondary Focus — Flex / Industrial / Showroom (Building Two)
Riverside Bar, Entertainment & Music Venue
• Riverside bar, taproom, cocktail lounge, or beer garden complementing the hospitality anchor
• Live-music venue, listening room, or performance stage with riverfront patio
• Entertainment venue — comedy, dueling pianos, trivia, or themed-experience concept
• Private-event and wedding-reception venue paired with the restaurant building
Light Industrial, Showroom & Warehouse
• Light industrial — fabrication, assembly, prototyping, and small-batch production with elevated, dry floor area
• Showroom — flooring, tile, kitchen & bath, appliance, lighting, window/door, cabinet, or millwork
• Warehouse — inventory, equipment, fleet, or finished-goods storage on elevated floors
• Outdoor-recreation, powersports, e-bike, paddle craft, or RV showroom and accessory shop
• Maker / craft production — woodworking, metal fabrication, ceramics, screen