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    Land in Bright Mountain Community
    $79,000
    0.70 Acres

    Land in Bright Mountain Community

    Residential land in the Blue Ridge Mountains near Cashiers, NC.

    Bright Mountain Rd, Cullowhee, NC 28723
    View details
    Sapphire, NC Homesite For Sale
    $595,000
    1.26 Acres

    Sapphire, NC Homesite For Sale

    Private 1.26-acre homesite with creek access in Sapphire, North Carolina.

    124 Taut Line Ln, Sapphire, NC 28774
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    Land in Blue Ridge Mountains
    $88,000
    0.76 Acres

    Land in Blue Ridge Mountains

    Affordable lot near Cashiers, NC, with community water access.

    Bright Mountain Rd, Cullowhee, NC 28723
    View details
    Cashiers Land Near Lake Glenville
    $42,000
    0.25 Acres

    Cashiers Land Near Lake Glenville

    Quarter-acre lot near Cashiers with creek access and building potential.

    Cashiers, NC 28717
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    Sapphire, NC Mountain Estate Land
    $175,000
    4.70 Acres

    Sapphire, NC Mountain Estate Land

    4.7 acre homesite with privacy and mountain view potential.

    36 32, Sapphire, NC 28774
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    Residential Land in Lonesome Valley
    $595,000
    1.57 Acres

    Residential Land in Lonesome Valley

    Residential mountain farm community land near Cashiers, North Carolina.

    Lonesome Valley Rd, Sapphire, NC 28774
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    Sapphire, NC Land for Sale
    $525,000
    2.25 Acres

    Sapphire, NC Land for Sale

    2.25-acre residential homesite with mountain views near Cashiers, NC.

    Lonesome Valley Rd, Sapphire, NC 28774
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    Wooded Lot in Lancewood
    $179,500
    1.45 Acres

    Wooded Lot in Lancewood

    1.45-acre wooded lot near downtown Cashiers, North Carolina.

    Blindside Ln, Cashiers, NC 28717
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    Sapphire, NC Land Homesite
    $260,000
    0.96 Acres

    Sapphire, NC Land Homesite

    Homesite in Lonesome Valley near community boathouse on Long Lake.

    D-6 Boathouse Row, Sapphire, NC 28774
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    Mountain-View Building Site in Highlands
    $200,000
    1.88 Acres

    Mountain-View Building Site in Highlands

    1.88-acre parcel in Cullasaja Club, Highlands, NC.

    187 And 187, Highlands, NC 28741
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    Lake Toxaway Land with Views
    $149,000
    1.65 Acres

    Lake Toxaway Land with Views

    1.6+ acre lot with winter views near Lake Toxaway.

    Deep Ford Fls, Lake Toxaway, NC 28747
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    Mountain Lake Living Homesite
    $67,500
    0.75 Acres

    Mountain Lake Living Homesite

    Homesite in gated community with lake access near Cashiers, NC.

    Greycliff Mountain Dr, Cullowhee, NC 28723
    View details

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    LONESOME VALLEY PROPERTIES LLC
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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
    LONESOME VALLEY PROPERTIES LLC
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