Hendersonville Retail Investment
For Sale
Contact for pricing
104 Clairmont Dr, Hendersonville, NC 28791
Retail space in a prime Hendersonville location.
Property Size2,599 SF
Lot Size0.27 Acres
Price / SF$322.43
Days on Market366
Property Features for 104 Clairmont Dr
General Information
Standard status
Active
Size
2,599 SF
Lot size
0.27 Acres
Property subtype
RETAIL
Listing Agency:
Whitney Commercial
(828) 243-3610
Listed By:
Andrew Riddle · License #297804
(828) 243-3610
Source:
Moodyscre
Added: Aug 20, 2025
Changed: Jul 6
Last Checked: Aug 19 at 5:45AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Whitney Commercial
Investment Insights
Based on property information with market context.
This retail space, constructed in 1926, is positioned on a corner lot near Asheville Highway. Situated in Hendersonville, the property offers potential for retail investors seeking a location in a commercial area. The property features a layout suitable for creating a retail space. The building is zoned C-3 and has designated parking. The location benefits from a traffic count of 29,500 average cars per day.
Key Highlights
- Prime Hendersonville Location
- High Visibility Corner Lot
- Benefit from 29,500 Average Cars per Day “Traffic Count”
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,125
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.83%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$642,500
$642.5K
Cap Rate 7%
$458,929
$458.9K
Cap Rate 9%
$356,944
$356.9K
Market Conditions
NOI Build-Up for 2,599 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$46.8K $18.00/SF
− Vacancy
−$889 −$0.34/SF
EGI
$45.9K $17.66/SF
− OpEx
−$13.8K −$5.30/SF
NOI
$32.1K $12.36/SF
Area
Henderson County, NC
Vacancy
1.90%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$642,500
Cap Rate 7%
$458,929
Cap Rate 9%
$356,944
Alternative Uses
Best Use
Retail
$458.9K
$401.6K – $535.4K
NOI $32,125 @ 7.0% cap · market cap 3.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$866.1K
$757.9K – $1.01M
NOI $60,629 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
55k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 67%
Shops & Services 30%
Dining 2%
Ingles
Groceries
37,299 visits/mo
0.3 miles
State Employees Credit Union
Shops & Services
12,492 visits/mo
0.4 miles
Citgo
Shops & Services
2,504 visits/mo
0.2 miles
MyEyeDr.
Shops & Services
1,718 visits/mo
0.4 miles
Pelican's SnoBalls
Dining
1,008 visits/mo
0.4 miles
Demographics for 28791, NC
14,899
Population
7,268
Households
2
Avg Household Size
52
Median Age
45%
College-Educated
94%
High-School Grad
16.7 sq mi
ZIP Area
892
Density / Sq Mi
$78,179
Median Household Income
$40,049
Median Earnings
$1,182
Median Rent
$352,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space in a prime Hendersonville location.
Where is this retail space located?
The property is located at 104 Clairmont Dr Hendersonville, NC.
What is the asking price?
The asking price for this property is $838,000.
What are key features of this property?
This property features: Prime Hendersonville Location; High Visibility Corner Lot; Benefit from 29,500 Average Cars per Day “Traffic Count”
