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    Commercial Land in Sylva, NC
    $136,500
    0.80 Acres

    Commercial Land in Sylva, NC

    Flat, nearly cleared commercial land parcel ready for development.

    120 Allens Branch Rd, Sylva, NC 28779
    View details
    Development Land Near Western Carolina
    $1,475,000
    27.24 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University in Opportunity Zone.

    Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Hi-Mtn Land Overlooking Parkway
    $120,000
    2.52 Acres

    Hi-Mtn Land Overlooking Parkway

    2.52 acre building lot with Blue Ridge Parkway views.

    Greenspire Rd, Sylva, NC 28779
    View details
    Whittier, NC Land For Sale
    $55,000
    1.79 Acres

    Whittier, NC Land For Sale

    Residential land with well and septic permit near Smoky Mountains.

    Hornet Dr, Whittier, NC 28789
    View details
    Development Land Near Western Carolina
    $1,475,000
    27.24 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University in Opportunity Zone.

    340 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $265,000
    2.50 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University in Opportunity Zone.

    Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $625,000
    10.00 Acres

    Development Land Near Western Carolina

    Entitled land parcel near WCU, ideal for residential development.

    002 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Hi-Mtn Land with Parkway Views
    $120,000
    2.52 Acres

    Hi-Mtn Land with Parkway Views

    2.52 acre lot with Blue Ridge Parkway views.

    Greenspire Rd, Sylva, NC 28779
    View details
    Tuckasegee Land with Sunset Views
    Contact for pricing
    7.17 Acres

    Tuckasegee Land with Sunset Views

    7.17-acre homesite with elevated west-facing views near outdoor activities.

    Stone Pillow Rd, Tuckasegee, NC 28783
    View details
    Marshville Land with Highway Access
    $344,500
    13.51 Acres

    Marshville Land with Highway Access

    13.51 acres in Union County with utilities access.

    218 Hwy E, Marshville, NC 28103
    View details
    Development Land Near Western Carolina
    $525,000
    12.00 Acres

    Development Land Near Western Carolina

    Entitled development land near WCU, ideal for housing.

    0004 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina University
    $515,000
    6.85 Acres

    Development Land Near Western Carolina University

    Entitled development land near Western Carolina University in Opportunity Zone.

    0003 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $850,000
    15.00 Acres

    Development Land Near Western Carolina

    Development-ready land near Western Carolina University, ideal for housing.

    0001 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $355,000
    8.25 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University in Opportunity Zone.

    0002 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $265,000
    2.50 Acres

    Development Land Near Western Carolina

    Entitled land near university, ideal for duplex/townhome development.

    Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $850,000
    15.00 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University.

    0001 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $355,000
    8.25 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University.

    0002 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $625,000
    10.00 Acres

    Development Land Near Western Carolina

    Entitled land parcel near WCU, ideal for residential development.

    002 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $515,000
    6.85 Acres

    Development Land Near Western Carolina

    Entitled land near university, ideal for residential development.

    0003 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Development Land Near Western Carolina
    $525,000
    12.00 Acres

    Development Land Near Western Carolina

    Entitled development land near Western Carolina University in Cullowhee, NC.

    0004 Lyle Wilson Rd, Cullowhee, NC 28723
    View details
    Whittier, NC Land For Sale
    $55,000
    1.79 Acres

    Whittier, NC Land For Sale

    Residential land with well and septic permit in Whittier, NC.

    Hornet Dr, Whittier, NC 28789
    View details
    Tuckasegee Land with Sunset Views
    Contact for pricing
    7.17 Acres

    Tuckasegee Land with Sunset Views

    Homesite with elevated west-facing views and easy access to amenities.

    Stone Pillow Rd, Tuckasegee, NC 28783
    View details
    Monroe Land with Development Potential
    $350,000
    12.03 Acres

    Monroe Land with Development Potential

    12 acre tract near Monroe, NC, suitable for development.

    Winchester Rd, Monroe, NC 28110
    View details
    NC. Flat
    $136,500
    0.73 Acres

    NC. Flat

    nearly cleared parcel with Professional Business zoning class. Medical offices

    120 Allens Branch Rd, Sylva, NC 28779
    View details

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    Todd Baucom Realty, Inc.
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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
    Todd Baucom Realty, Inc.
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