Hotel Hospitality
For Sale
Contact for pricing
164 JAMESON INN DR, Forest City, NC 28043
For-sale hotel asset offered with offering materials available through the provided platform link.
Property Size32,961 SF
Price / SF$121.05
Days on Market104
Property Features for 164 JAMESON INN DR
General Information
Standard status
Active
Size
32,961 SF
Property subtype
Hospitality
Zoning
COMMERCIAL HOTEL / MOTEL
Building Details
Year Built
1997
Year Renovated
2025
Stories
2
Listing Agency:
Connolly Investments
Listed By:
Katherine Connolly · License #365302
Source:
Crexi
Added: May 28
Changed: Aug 31
Last Checked: Sep 7 at 1:04PM
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 Connolly Investments
Investment Insights
Based on property information with market context.
This offering presents a hotel and hospitality commercial real estate property available for sale. The opportunity is supported by an offering memorandum, financial information, and related franchise details available through the access link provided in the public remarks.
The property is located at 164 Jameson Inn Dr in Forest City, NC. Interested parties can review the complete materials through the platform link included in the remarks to understand the asset specifics, financials, and any franchise-related information.
For buyers seeking a hotel hospitality investment, this package is structured to provide the key decision materials upfront, including the OM and financial documentation. Review the offering materials for the property’s operating and franchise context, and confirm any additional terms directly through the seller’s materials before proceeding.
The property is located at 164 Jameson Inn Dr in Forest City, NC. Interested parties can review the complete materials through the platform link included in the remarks to understand the asset specifics, financials, and any franchise-related information.
For buyers seeking a hotel hospitality investment, this package is structured to provide the key decision materials upfront, including the OM and financial documentation. Review the offering materials for the property’s operating and franchise context, and confirm any additional terms directly through the seller’s materials before proceeding.
Key Highlights
- Hotel asset offered for sale with offering materials (OM), financials, and franchise information available via the provided link
- Year built: 1997
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
$176,088
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
4.41%
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%
$3,521,760
$3.5M
Cap Rate 7%
$2,515,543
$2.5M
Cap Rate 9%
$1,956,533
$2.0M
Market Conditions
NOI Build-Up for 32,961 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
$454.9K $13.80/SF
− Vacancy
−$84.1K −$2.55/SF
EGI
$370.7K $11.25/SF
− OpEx
−$194.6K −$5.90/SF
NOI
$176.1K $5.34/SF
Area
Rutherford County, NC
Vacancy
18.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
52.50%
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%
$3,521,760
Cap Rate 7%
$2,515,543
Cap Rate 9%
$1,956,533
Alternative Uses
Best Use
Hotel Hospitality
$2.52M
$2.20M – $2.93M
NOI $176,088 @ 7.0% cap · market cap 4.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.27M
$6.36M – $8.48M
NOI $508,812 @ 7.0% cap · market cap 12.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
533
Businesses Nearby
Explore this area
Business Placement
Demographics for 28043, NC
20,183
Population
9,356
Households
2.2
Avg Household Size
43
Median Age
18%
College-Educated
84%
High-School Grad
66.3 sq mi
ZIP Area
304
Density / Sq Mi
$41,746
Median Household Income
$29,909
Median Earnings
$744
Median Rent
$176,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - For-sale hotel asset offered with offering materials available through the provided platform link.
Where is this hotel located?
The property is located at 164 JAMESON INN DR Forest City, NC.
What is the asking price?
The asking price for this property is $3,990,000.
What are key features of this property?
This property features: Hotel asset offered for sale with offering materials (OM), financials, and franchise information available via the provided link; Year built: 1997
