Building Details

Building Size 3,056 SF

Year Built 2003

Listing Agency: NAI ALLEN TATE BEVERLY-HANKS COMMERCIAL c***@naibeverly-hanks.com Show Phone

Listed By: Chris Mansfield · License #NC #340236 Show Phone

Source: Naiglobal

Added: Mar 6 Changed: Aug 14 Last Checked: Aug 19 at 5:35AM

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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 NAI ALLEN TATE BEVERLY-HANKS COMMERCIAL

Investment Insights

Based on property information with market context.

The property at 13480 Rosman Highway, Lake Toxaway, offers a 3,056 SF fully insulated flex warehouse on 1.12 acres. Constructed in 2003, this building is zoned Open Use and is currently vacant. It features high ceilings, a large storage loft, and a fully operational 3-ton overhead crane. This property is suitable for light industrial use, specialized trades, or a private workspace for recreational or automotive projects. It is ideal for an owner-occupant seeking a flexible space to grow a business or for a buyer looking for a multipurpose facility.

Key Highlights

• 3,056 SF fully insulated flex warehouse on 1.12 acres.
• Includes a fully operational 3‑ton overhead crane.
• Zoned Open Use, offering flexible usage options.

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

$37,185

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

5.13%

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%

$743,700 $743.7K

Cap Rate 7%

$531,214 $531.2K

Cap Rate 9%

$413,167 $413.2K

Market Conditions

NOI Build-Up for 3,056 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

$58.7K $19.20/SF

− Vacancy

−$1.5K −$0.48/SF

EGI

$57.2K $18.72/SF

− OpEx

−$20.0K −$6.55/SF

NOI

$37.2K $12.17/SF

Area

Transylvania County, NC

Vacancy

2.50%

Lease Rate

$19.20 /SF/Yr

Expense Ratio

35.00%

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%

$743,700

Cap Rate 7%

$531,214

Cap Rate 9%

$413,167

Alternative Uses

Best Use

Flex RnD

$531.2K

$464.8K – $619.8K (±1% cap)

NOI $37,185 @ 7.0% cap · market cap 5.13%

Second Best

Industrial

$258.0K

$225.7K – $301.0K (±1% cap)

NOI $18,059 @ 7.0% cap · market cap 2.49%

Theoretical Best

Office A

$900.0K

$787.5K – $1.05M (±1% cap)

NOI $63,002 @ 7.0% cap · market cap 8.69%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Auto Repair Shop Furniture & Home Goods Kitchen & Bath Showroom Real Estate Agency Bed & Breakfast Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

39

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 28747, NC

2,114

Population

1,864

Households

1.1

Avg Household Size

51

Median Age

28%

College-Educated

88%

High-School Grad

48.8 sq mi

ZIP Area

43

Density / Sq Mi

$60,405

Median Household Income

$38,539

Median Earnings

$256,000

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - 3,056 SF flex warehouse on 1.12 acres for sale.

Where is this flex space located?

The property is located at 13480 Rosman Highway Lake Toxaway, NC.

What is the asking price?

The asking price for this property is $725,000.

What are key features of this property?

This property features: 3,056 SF fully insulated flex warehouse on 1.12 acres.; Includes a fully operational 3‑ton overhead crane.; Zoned Open Use, offering flexible usage options.