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    Roadside Business Opportunity on NC-18 Title is generated by Realmo AI

    5161 NC Hwy 18 S, Morganton, NC 28655

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    Claim this Listing
    For Sale
    $229,900

    SINGLE_FAMILY - Morganton, NC

    Type:Office
    Property size:
    350 SF
    Lot size:
    1.44 Acres
    Price / SF:
    $656/SF
    Added:
    Apr 3, 2026
    Days on Market:
    48
    Last Refresh:
    May 20 at 11:06 am

    Property Features for 5161 NC Hwy 18 S

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    RMU
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking features
    RV, Driveway
    Standard status
    Active
    APN
    2731131474
    Size
    350 SF
    Lot size
    1.44 Acres

    Taxes and HOA fees

    Tax Description
    Commercial lot w/improvements PIN#2731131474 + PIN#2731132503

    Utilities

    Utilities
    Cable Available
    Cooling system
    Window Unit(s)
    Water source
    Spring

    Building Details

    Year built
    1997
    Additional Structures
    Workshop

    We can help!

    Listing Contact
    Ethan Roper

    Listing agent Ethan Roper License #327491

    Listing office Roper Real Estate, LLC 2633 US Hwy 70 East, Valdese, NC

    Listing date Apr 3, 2026

    MLS# 4365539

    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

    • Zoned R‑MU, allowing for a variety of small roadside businesses.
    • High traffic location: NCDOT reports 4,555 average annual daily traffic in 2025.
    • Includes a 350 sq ft office building with bathroom and shower.
    • Approximately 250 ft of road frontage on NC‑18.
    • Includes a fifth wheel RV hooked into utilities.
    • Public water is available and ready to be hooked into.

    Overview

    This 1.44-acre lot, zoned R-MU, presents an opportunity for a roadside business. It features approximately 250 feet of road frontage on NC-18. The property includes an office building of approximately 350 square feet built on a 24-inch slab, complete with a bathroom and shower. An 8x8 storage shed is also located on the property. The sale includes a fifth-wheel RV that is currently connected to utilities. Public water is available on the property and ready to be connected. According to NCDOT reports, this stretch of highway is expected to have an average annual daily traffic of 4,555 in 2025. The lot is suitable for various small businesses such as an office, coffee shop, small-scale food service, nail salon, or arts and crafts studio.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Map

    City
    Morganton
    County
    Burke
    State
    North Carolina
    Longitude
    -81.589247
    Latitude
    35.68273

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    FAQs

    What type of property is this?
    Office units - RMU-zoned lot with office, high traffic, and utilities.
    Where is this office units located?
    The property is located at 5161 NC Hwy 18 S Morganton, NC.
    What is the asking price?
    The asking price for this property is $229,900.
    What are key features of this property?
    This property features: Zoned R‑MU, allowing for a variety of small roadside businesses.; High traffic location: NCDOT reports 4,555 average annual daily traffic in 2025.; Includes a 350 sq ft office building with bathroom and shower.
    (828) 391-0047
    We can help!
    Listing Contact
    Ethan Roper
    Real Estate License ID: 327491
    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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