1833-1837 Netherland Inn Road

1833-1837 Netherland Inn Road | Kingsport, TN 37660 Rare Riverfront Flex / Industrial / Retail Opportunity — Planned Village District (PVD) Zoning, Elevated Above the Floodplain Whether you’re an owner-operator, retailer, investor, hospitality group, or a buyer seeking a 1031 exchange replacement property, this asset offers a highly flexible platform with substantial upside potential. The property includes one move-in-ready restaurant/hospitality building, alongside a second building suited for a wide range of uses including a riverside bar, entertainment or music venue, light industrial, showroom, warehouse, or headquarters for an HVAC, plumbing, electrical, or other service-based business. Kingsport’s retail rents 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. 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 structurally more favorable Located THE PROPERTY 1833-1837 Netherland Inn Road is a 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. Most of the property sits above the regulatory floodplain, and the building floors are elevated — giving an owner-operator something genuinely uncommon in a riverfront setting: a turnkey hospitality footprint with a complementary flex building, all on a corridor where most competing sites carry meaningful floodplain encumbrance. Buyer to confirm flood zone designation and base flood elevation with the current FEMA panel. The dual-address configuration (1833 and 1837) provides built-in flexibility — operate the hospitality building and the flex / industrial building under one roof, separate the two addresses for an owner-user / income-tenant split, or reposition each address with independent branding and entrances. With Planned Village District (PVD) zoning, the site is governed by one of Kingsport’s most flexible mixed-use zoning frameworks, designed specifically to welcome a blend of commercial, office, retail, lodging, live/work, and civic uses in a walkable village pattern. Two Buildings, Two Income Streams 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 and corridor traffic • Light industrial — dry, ground-floor square footage for production, fabrication, or assembly • Showroom — home goods, outdoor recreation, powersports, or specialty trade displays • 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. Flex & Light Trade (Commercial Use Category — PVD) • Plumbing, HVAC, electrical, and mechanical contractor offices with showroom and counter sales • Flooring, tile, kitchen & bath, appliance, lighting, and window/door showrooms with attached warehouse and installation operations • Cabinet, millwork, countertop, and finish-carpentry shops with showroom storefronts • Sign shops, printing, graphics, vinyl, and large-format production with retail intake counters • Glass, garage door, awning, and overhead-door dealers and installers • Solar, low-voltage, AV, smart-home, and security/fire-protection systems integrators with showroom space • Tool, equipment, and small-engine sales, service, and repair • Landscape supply, hardscape showroom, nursery, and specialty outdoor-living retail • Pool, spa, and outdoor-recreation product showrooms with on-site display yards Showroom Retail & Specialty Sales • Outdoor outfitter and adventure retail — kayak, paddleboard, fly-fishing, hiking, camping, cycling — capitalizing on the Greenbelt and Holston River frontage • Powersports, e-bike, scooter, and golf-cart sales, service, and rental • Boat, jet-ski, paddle craft, and trailer sales and service • Vintage and exotic vehicle sales, brokerage, and concierge storage • RV, camper, and overlanding retail and accessory shop • Furniture, home goods, antique, consignment, and lifestyle retail with sizable display floors • Maker / craft retail — woodworking, leather, ceramics, metalwork — paired with workshop space • Specialty grocers, butchers, bakeries, and farm-to-table retail • Outdoor-living, garden, and patio showrooms Light Industrial-Adjacent & Maker Production • Maker spaces and shared shop bays — woodworking, metal fabrication, ceramics, screen printing, leatherwork • Commercial / ghost kitchens supporting Downtown Kingsport restaurants, food trucks, and caterers • Craft brewery, distillery, cidery, or winery with attached tasting room (alcoholic beverage operations subject to applicable state and local licensing) • Roastery, micro-bakery, chocolatier, and small-batch food production with retail front • Photography, video, podcast, and content production studios • Light fabrication, prototyping, and small-batch manufacturing operations • Auto detailing, ceramic coating, paint protection film (PPF), and window-tint specialty shops • Boat and powersport detailing, winterization, and storage operations • Climate-controlled secure storage for high-value assets — vintage and exotic vehicles, fine art, wine collections, archives, financial assets, and other items requiring dry, non-floodplain storage Service & Trade Office • General contractor, remodeler, and design-build offices with attached storage and yard • Roofing, painting, and exterior-services company offices • Pest control, lawn care, snow removal, and property maintenance company offices • Cleaning, restoration, and disaster-recovery company offices • Logistics, last-mile, and small-fleet operator offices • Equipment rental and tool-library storefronts Food, Drink & Hospitality • 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 Live/Work, Office, and Mixed-Use • Live/work units — PVD-permitted; up to 100% of building floor area may be residential within the unit, with commercial or office use on the remainder • Creative office, architecture, engineering, design, and marketing studios • Professional services — law, CPA, financial advisory, real estate, insurance • Medical, dental, optometry, chiropractic, physical therapy, and behavioral-health practice space • Co-working, executive suites, and small-team office condos Civic, Education, and Recreation • Charter school, micro-school, trade school, or vocational training facility (special exception may apply) • Fitness, yoga, pilates, climbing, or martial arts studio • Art, music, dance, or performing-arts instruction • Day care or preschool (special exception may apply per § 114-489(6)) • Community center, museum, gallery, or cultural-heritage destination tied to the Netherland Inn / Long Island corridor WHO THIS PROPERTY SUITS • Owner-user flex / industrial-adjacent buyer — needs dry, non-floodplain ground-floor square footage for showroom, warehouse, fleet, or production operations with corridor visibility • Trade contractor or specialty service company — wants showroom + office + secure yard / storage on a single parcel without floodplain encumbrance • Specialty retailer or showroom operator — targeting outdoor-recreation, powersports, home goods, or experiential-retail customers using the Netherland Inn / Greenbelt corridor • Maker, craft producer, or small-batch manufacturer — wanting production square footage with a retail or tasting-room front • Hospitality / food-and-beverage operator — pursuing a destination-style brewpub, taproom, café, restaurant, or boutique lodging concept on a riverfront-adjacent corridor • Investor / repositioner — pursuing dual-address tenant separation, value-add lease-up, or live/work mixed-use redevelopment under PVD's flexible framework • Storage / vault operator — seeking elevated, non-SFHA square footage for high-value vehicle, art, document, or asset storage that cannot tolerate flood risk • 1031 exchange buyer — pursuing a superior-basis Opportunity Zone alternative to higher-cost Sunbelt metros KINGSPORT — AMERICA'S FIRST "MODEL CITY" Kingsport was purpose-designed as a planned city in the early 20th century, and the city's pedestrian grid, Church Circle roundabout, civic architecture, and intentional commercial corridors all reflect that early planning DNA. After a period of 20th-century decline, Kingsport — and particularly the Downtown core, the Holston River corridor, and the Netherland Inn / Long Island historic district — has been on a steady upswing, driven by a city-led master plan, private redevelopment, and sustained public infrastructure investment. The result is a market with real momentum: active storefronts, growing residential density, a 10-mile Greenbelt, public art, breweries, restaurants, the 1.8-mile Heritage Trail, and a dense calendar of festivals, markets, and outdoor-recreation programming. The Netherland Inn corridor in particular sits at the intersection of three of Kingsport's most durable demand drivers: heritage tourism (the Netherland Inn and Long Island of the Holston), outdoor recreation (the Greenbelt and the Holston River), and proximity to the Eastman Chemical workforce — one of the largest single-site industrial employment bases in the southeastern U.S. DISCLAIMER 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 independently verify all square footage, lot dimensions, zoning compliance, PVD master-plan status, permitted and special-exception uses, FEMA flood zone designation, base flood elevation, incentive-program eligibility, and any required licensing with the appropriate authorities and their own professional advisors. References to City Code §§ 114-483 through 114-493 are summaries for marketing purposes only and do not constitute a legal opinion or binding interpretation of the Kingsport Code of Ordinances. For showings and additional information, contact the listing agent.