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    For Sale (10)

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    Sapphire, NC Land For Sale
    Contact for pricing
    0.54 Acres

    Sapphire, NC Land For Sale

    Residential land for sale in Sapphire, North Carolina.

    Black Oak Dr, Sapphire, NC 28774
    View details
    Glenville Land with Development Potential
    $1,900,000
    77.50 Acres

    Glenville Land with Development Potential

    77.5 acres of land with multiple development opportunities.

    Big Ridge Rd, Glenville, NC 28736
    View details
    Tranquil 4-Acre Lot in Tuckasegee
    $49,000
    4.00 Acres

    Tranquil 4-Acre Lot in Tuckasegee

    4-acre lot in gated community with lake access.

    Rainbow Trout Dr, Tuckasegee, NC 28783
    View details
    67-Acre Sapphire Valley Retreat
    $1,862,000
    67.00 Acres

    67-Acre Sapphire Valley Retreat

    Secluded mountain property near Panthertown Valley with cabin and stream.

    619 Speckled Feather Pass, Sapphire, NC 28774
    View details
    Land in Yellow Mountain Area
    $159,000
    2.34 Acres

    Land in Yellow Mountain Area

    2.34-acre lot in a desirable, secluded mountain setting.

    lot 12 Mill Creek Rd, Cullowhee, NC 28723
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    Lake Toxaway Land Opportunity
    $299,000
    4.50 Acres

    Lake Toxaway Land Opportunity

    4.5 acres of woodlands near Lake Toxaway, NC.

    Kim Miller Rd, Lake Toxaway, NC 28747
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    Land with Mountain Views
    $319,875
    24.00 Acres

    Land with Mountain Views

    24-acre land parcel with long-range views near Yellow Mountain.

    478 Windy Gap Rd, Cullowhee, NC 28723
    View details
    Glenville, NC Wooded Lot
    $78,000
    1.27 Acres

    Glenville, NC Wooded Lot

    Wooded lot in "The Forest", near Cashiers and Lake Glenville.

    Dominion Rd, Glenville, NC 28736
    View details
    Glenville, NC Wooded Lot
    $90,000
    1.57 Acres

    Glenville, NC Wooded Lot

    Wooded lot in "The Forest" near Cashiers and Lake Glenville.

    7 Dominion Rd, Glenville, NC 28736
    View details
    Glenville, NC Land Parcel
    $70,000
    1.72 Acres

    Glenville, NC Land Parcel

    Land parcel with gated entry and mountain views in Glenville.

    lot 12 & 13 Bold Creek Trl, Glenville, NC 28736
    View details

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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    ALLEN TATE - SAPPHIRE
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