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    3452 Old Hwy 64 East Hayesville, NC 28904

    View on Map
    For Sale
    $825,000

    Campground,Commercial - Hayesville, NC

    Property size:
    1,500 SF
    Lot size:
    1.83 Acres
    Added:
    Feb 5, 2026
    Days on Market:
    54
    Last Refresh:
    Mar 31 at 6:06 pm

    Property Features for 3452 Old Hwy 64 East

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    On Street
    Standard status
    Active
    APN
    640900059405
    Size
    1,500 SF
    Lot size
    1.83 Acres

    Utilities

    Heating system
    Ductless (Heating), Electric (Heating), Heat Pump (Heating)
    Cooling system
    Central Air, Ductless, Electric, Heat Pump

    Building Details

    Flooring type
    Tile, Vinyl
    Building materials
    Other, Wood Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Ronald Breese (MLS Only)

    Listing agent Ronald Breese (MLS Only)

    Listing office Keller Williams - Great Smokies - BC PO Box 2126, Waynesville, NC

    Listing date Feb 5, 2026

    MLS# 26041395 Listing URL

    Copyright © 2026 Carolina Smokies Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Mountain Resort Investment Opportunity

    This 1.83-acre mountain resort property in the Blue Ridge Mountains of North Carolina presents a turnkey investment opportunity. The property generates revenue through multiple accommodations, including a renovated main cabin currently leased long-term at $1,950 monthly. Additionally, there are two luxury vacation rentals, "The Ritz" and "Mountain View", each generating $3,000 to $4,000 monthly. A newly constructed treehouse retreat called "Tree Spa" is also available, along with an established RV rental spot providing additional income. The RV spot currently generates $6,000 annually. The property has been enhanced with amenities such as hot tubs and custom flagstone patios. Fiber internet connectivity is available. The property features mountain views and the sounds of Shooting Creek. It is located 40 minutes from Hayesville, Franklin, Murphy, and Helen. The property offers potential for expansion and increased revenue generation. The current RV spot could be transformed into a cabin site with potential annual revenue of $30,000.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Resorts

    Suggested Use

    Law Firm HVAC Service Bar & Pub Garden Center Nursing Home Nursing Home

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

    Location Insight

    • Map
    • Local Demand
    City
    Hayesville
    County
    Clay
    State
    North Carolina
    Longitude
    -83.673162
    Latitude
    35.021547

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    FAQs

    What type of property is this?
    Resort - Turnkey mountain resort with multiple income streams in North Carolina.
    Where is this resort located?
    The property is located at 3452 Old Hwy 64 East Hayesville, NC.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: Turnkey investment property in the Blue Ridge Mountains with multiple revenue streams.; Proven income generation from main cabin, two luxury rentals, and RV spot.; **Luxury amenities including hot tubs and custom flagstone patios.**
    (828) 400-9029
    We can help!
    Listing Contact
    Ronald Breese (MLS Only)
    Real Estate License ID: 137204
    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.

    More about this property
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