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    John Tinsley, Brevard, NC

    License ID: 276290
    Looking Glass Realty Llc
    Association
    Land Of The Sky Association Of Realtors

    Service Locations

    Contact details

    Phone:
    (828) 553-5146
    Office Address:
    66 S Broad St, Brevard, NC, 28712-3728

    Performance

    Listings
    14

    Listings

    For Sale (14)

    View map
    • $425,000
      1,844 SF

      Professional Office Space in Simpsonville

      Adaptable office space near downtown Simpsonville and Fairview Road.
      107 Hillcrest Ave, Simpsonville, SC 29681
      View Details
    • $32,000
      2.96 Acres

      Land in Ironduff Community

      2.96 acres with mountain views, easy access, near Asheville.
      Falling Glen Dr, Waynesville, NC 28785
      View Details
    • $39,000
      0.51 Acres

      Buildable Lot Near National Forest

      Half-acre lot near Pisgah National Forest, manufactured homes allowed.
      Kimiko Ln, Balsam Grove, NC 28708
      View Details
    • $36,900
      3.76 Acres

      Rosman, NC Land For Sale

      Private building site with potential long range views.
      Eastatoe Gap Rd, Rosman, NC 28772
      View Details
    • $395,000
      24.00 Acres

      Unrestricted Land with Mountain Views

      24 acres of unrestricted land with stream frontage and mountain views.
      Tbd Alexander Rd, West Union, SC 29696
      View Details
    • $225,000
      5.39 Acres

      Wooded Lot Overlooking North Pacolet

      5.39 acre wooded lot with river views near Tryon, NC.
      Rondo Ridge Rd, Tryon, NC 28782
      View Details
    • $40,000
      1.69 Acres

      Land in Cruso Community

      Located in Cruso community, convenient to Canton and Blue Ridge.
      Mountain Glen Rd, Canton, NC 28716
      View Details
    • $1,200,000
      9.17 Acres

      9.17 Acres in Rosman, NC

      9.17 acres with shop buildings, city utilities, easy access.
      Old Rosman Hwy, Brevard, NC 28712
      View Details
    • New
      $495,000
      2,800 SF

      Versatile Commercial Property Near Brevard

      2,800 sq ft building on 1.44 acres near Highway 64.
      535 Old Rosman Hwy, Brevard, NC 28712
      View Details
    • New
      Contact for pricing
      0.50 Acres

      Wooded Lot in Connestee Falls

      Wooded corner lot with easy building in Connestee Falls.
      406 Tlvdatsi Dr, Brevard, NC 28712
      View Details
    • $525,000
      5.34 Acres

      Brevard Acreage with Home and Office

      5.34 acres with home, office, and development potential.
      146 Monteith Rd, Brevard, NC 28712
      View Details
    • $3,400,000
      140.00 Acres

      Lake Keowee Waterfront Acreage

      140 acres with 700+ feet of Lake Keowee frontage.
      Tbd Colony Ln West, Union, NC 29696
      View Details
    • $32,000

      Ironduff Community Mountain Sanctuary

      2.96 acres in Ironduff, near Asheville and Waynesville.
      69 Falling Glen Dr, Waynesville, NC 28785
      View Details
    • $425,000

      Professional Office Space in Simpsonville

      Adaptable 1,844 sq ft office near downtown Simpsonville.
      117 Hillcrest Ave, Simpsonville, SC 29681
      View Details

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    John Tinsley, Brevard, NC
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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.

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    John Tinsley, Brevard, NC
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