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    Sapphire, NC Buildable Land Title is generated by Realmo AI

    18748 Rosman Highway, Sapphire, NC 28774

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    Claim this Listing
    For Sale
    $239,000

    LAND - Sapphire, NC

    Lot size:
    1.07 Acres
    Added:
    Nov 6, 2025
    Days on Market:
    190
    Last Refresh:
    May 15 at 9:06 pm

    Property Features for 18748 Rosman Highway

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    8511-29-4358-000
    Lot size
    1.07 Acres

    Taxes and HOA fees

    Tax Description
    US HWY 64 1.28

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Cherie Goldsmith
    Cherie Goldsmith

    Listing agent Cherie Goldsmith License #281982

    Listing office Homestead Realty 1025 Jeter Mountain Road, Penrose, NC

    Listing date Nov 6, 2025

    MLS# 4319364 Listing URL

    Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 1.07 acres of buildable land with permitted 2‑BR septic system and shared well.
    • Includes a 2013 30' Flying Cloud Airstream with a full‑length covered deck and connected utilities (dual 30/50 amp electrical service, water).
    • Effortless access from US Hwy 64 via a private driveway and full privacy fence.
    • Unrestricted property suitable for a new home, getaway, investment, or business venture.
    • Minutes from Gorges State Park, Lake Toxaway, and Cashiers.
    • Features a cleared area with firepit, large gathering space, and three pre‑cleared tent sites.

    Overview

    Discover 1.07 acres of nearly flat, raw buildable land in Sapphire, North Carolina. This parcel is primed for development, featuring a shared well and a permitted 2-bedroom septic system. A gentle stream meanders through the property. Access is off US Hwy 64 via a private driveway that loops behind a full privacy fence, ensuring seclusion amid surrounding woods. A 2013 30' Flying Cloud Airstream sits hooked up and waiting, complete with a large, separately built deck spanning its full length. A sturdy roof shelters both the camper and deck from the elements. The setup boasts dual 30-amp and 50-amp electrical service, plus water spigots, with all utilities connected. Adjacent to the Airstream is a cleared area with an established firepit. A large cleared space offers potential for gatherings. Three pre-cleared tent sites make this ideal for a campsite business, glamping retreat, or outdoor ventures. This unrestricted property is perfect for a new home, weekend getaway, investment, or entrepreneurial dream. The property is located minutes from Gorges State Park, Lake Toxaway, and Cashiers.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Big Box & Wholesale Store Nail Salon Auto Parts Store Storage Facility Food Market Hotel & Motel Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sapphire
    County
    Transylvania
    State
    North Carolina
    Longitude
    -82.972077
    Latitude
    35.111688

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    FAQs

    What type of property is this?
    Land - 1.07 acres of buildable land with utilities in Sapphire.
    Where is this land located?
    The property is located at 18748 Rosman Highway Sapphire, NC.
    What is the asking price?
    The asking price for this property is $239,000.
    What are key features of this property?
    This property features: 1.07 acres of buildable land with permitted 2‑BR septic system and shared well.; Includes a 2013 30' Flying Cloud Airstream with a full‑length covered deck and connected utilities (dual 30/50 amp electrical service, water).; Effortless access from US Hwy 64 via a private driveway and full privacy fence.
    (828) 384-8749
    We can help!
    Listing Contact
    Cherie Goldsmith
    Cherie Goldsmith
    Real Estate License ID: 281982
    Learn More
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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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    18748 Rosman Highway, Sapphire, NC 28774
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