Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Icicle Rdg Sylva, NC 28779

    Sponsored
    For Sale
    Pending
    $74,000

    Land,Residential - Sylva, NC

    Type:Single Family Residence
    Lot size:
    5.28 Acres
    Days on Market:
    8
    Last Refresh:
    Feb 6 at 12:06 am

    Property Features for Icicle Rdg

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Pending
    APN
    7673-87-3761
    Exterior features
    Outbuilding
    Lot size
    5.28 Acres

    Building Details

    Architectural style
    Other
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Timothy Reeves

    RE/MAX Executive (MLS Only) (828) 564-9393

    Listing agent Timothy Reeves (828) 564-9393

    Listing date Jan 30, 2026

    MLS# 26043153 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.

    Learn more

    Property Insight Report

    Overview

    Unrestricted Land in Smoky Mountains

    This is a 5.28-acre semi-private parcel located in the Smoky Mountains. The property is unrestricted, allowing for creative investment opportunities. Tiny homes, manufactured homes, modular homes, or stick-built homes are all permitted. Recreational vehicles or travel trailers are also allowed. The property is situated 5 minutes from the Blue Ridge Parkway and 15 minutes from both Waynesville and Sylva. Located in the Balsam Mountains of Jackson County at an elevation of over 3000 feet, the property offers a cool environment during the warmer months. All seasons can be enjoyed, from the spring to the vibrant colors of autumn. An adjacent home has a right of way through the property for access. The property boundary is marked by green t-posts with white tops on the lower portion to help identify the line. A building will convey as personal property to the buyer. There was a septic permit on file that has now expired.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Sylva
    County
    Jackson
    State
    North Carolina
    Longitude
    -83.106077
    Latitude
    35.43005

    Nearby Similar for Sale

    • $359,000
      Pending

      Farmhouse Cottage with Mountain Views

      Charming farmhouse cottage near downtown Sylva with mountain views.
      471 Claude Cook Rd, Sylva, NC 28779
      View Details
    • New
      $399,000
      2,083 SF

      Charming Home with Private Setting

      In-town living with privacy, close to shops and amenities.
      41 Kings Creek Dr, Sylva, NC 28779
      View Details
    • $1,650,000
      13,000 SF

      Versatile Downtown Sylva Commercial Building

      13,000 sq.ft. building with parking and creek frontage.
      456 W Main St, Sylva, NC 28789
      View Details
    • $359,000
      9.91 Acres

      Farmhouse Cottage with Mountain Views

      Charming farmhouse with accessory dwelling unit and mountain views.
      471 Claude Cook Rd, Sylva, NC 28779
      View Details
    • $695,000
      0.74 Acres

      Charming Farmhouse with Modern Amenities

      Storybook setting, chef's kitchen, and convenient location in Sylva.
      180 Paw Paw Cv, Sylva, NC 28779
      View Details
    • New
      $895,000
      1.67 Acres

      Riverside Commercial Multi-Family Opportunity

      400+ feet of river frontage, multiple development possibilities.
      522 North River Rd, Sylva, NC 28779
      View Details
    • $1,250,000
      5,800 SF

      West Main Street Retail Opportunity

      Two buildings with retail and office spaces on bustling Main.
      562 W Main St, Sylva, NC 28779
      View Details
    • $359,000
      0.88 Acres

      Charming 1950s Farmhouse Retreat

      Lovingly maintained farmhouse with modern updates on a peaceful lot.
      745 Perley Hyatt Rd, Sylva, NC 28779
      View Details
    • New
      $299,000
      0.35 Acres

      Sylva Commercial Property For Sale

      Commercial property in Sylva's thriving corridor, offering high visibility.
      1124 Skyland Dr, Sylva, NC 28779
      View Details
    • New
      $299,000
      954 SF

      Sylva Commercial Property For Sale

      High-visibility commercial property in Sylva's thriving business corridor.
      1124 Skyland Dr, Sylva, NC 28779
      View Details
    • $430,000
      0.61 Acres

      Furnished Mountain Home Near WCU

      Custom-built mountain home perfect for residence, retreat, or rental.
      79 Slumber Ln, Sylva, NC 28779
      View Details
    • $467,900
      2,100 SF

      Furnished Creekfront Cabin with Income Potential

      Fully furnished cabin with proven short-term rental income and creek frontage.
      125 Nugget Ln, Sylva, NC 28779
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 5.28 acre unrestricted parcel near Blue Ridge Parkway.
    Where is this residential land & home lot located?
    The property is located at Icicle Rdg Sylva, NC.
    What is the asking price?
    The asking price for this property is $74,000.
    What are key features of this property?
    This property features: - Unrestricted 5.28 acre parcel allows for various housing options including tiny homes, manufactured, modular, stick built, and RV/travel trailer use.; - Prime location: enjoy being just 5 minutes to the Blue Ridge Parkway and 15 minutes to Waynesville or Sylva.; - Located in the Balsam Mountains at 3000ft+ elevation, offering a cooler climate.
    (828) 564-9393
    Request Owner's contact information
    Icicle Rdg Sylva, NC 28779
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Icicle Rdg
    Sylva, NC 28779
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Icicle Rdg Sylva, NC 28779
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Timothy Reeves
    (828) 564-9393
    Learn more
    Google sign-in failed. Please try again or use another login method.