Flex Building with Live/Work
For Sale
$359,000
Pending
1761 Us 64 Highway 10, Rutherfordton, NC 28139
Recently built, insulated facility with drive-in access, forklift-ready floors, and an attached apartment and storage rooms.
Property Size3,000 SF
Lot Size2.57 Acres
Days on Market10
Property Features for 1761 Us 64 Highway 10
General Information
Standard status
Pending
Size
3,000 SF
Lot size
2.57 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
14 ft
Clear Span
Yes
Drive-In Doors
4
Amenities
high-clearance drive-in doors
wood burning heater
full kitchen
laundry
living space
split unit
climate controlled storage
studio
Building Details
Year Built
2025
Buildings
1
Construction
post and steel
Listing Agency:
RE/MAX Journey
Listed By:
Loyce Snider loycesnider@remax.net
Source:
Judy.lakenormanhomeguide
Added: Sep 15
Changed: Sep 23
Last Checked: Sep 22 at 5:54PM
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 RE/MAX Journey
Investment Insights
Based on property information with market context.
Completed in 2025, this engineered post-and-steel flex facility combines an open clear-span building with finished live/work/office space. Four high-clearance drive-in doors accommodate road tractors moving through the building, while concrete floors are designed for forklift use. The 14-foot eave height supports lift installation, and full insulation is complemented by a wood-burning heater in the main area.
The finished residential component includes one bedroom, a full kitchen, laundry, living space, and a split-unit system for year-round comfort. Two additional rooms provide climate-controlled storage or studio space. The property contains 3,000 square feet on 2.57 acres, with level graveled parking. It fronts a US Highway at a lighted intersection.
The finished residential component includes one bedroom, a full kitchen, laundry, living space, and a split-unit system for year-round comfort. Two additional rooms provide climate-controlled storage or studio space. The property contains 3,000 square feet on 2.57 acres, with level graveled parking. It fronts a US Highway at a lighted intersection.
Key Highlights
- 2025‑built post‑and‑steel engineered flex facility
- Four high‑clearance drive‑in doors allow road tractors to pass through
- 14' eave height and clear‑span design support lift installation
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
$29,665
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
8.26%
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%
$593,300
$593.3K
Cap Rate 7%
$423,786
$423.8K
Cap Rate 9%
$329,611
$329.6K
Market Conditions
NOI Build-Up for 3,000 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
$43.2K $14.40/SF
− Vacancy
−$821 −$0.27/SF
EGI
$42.4K $14.13/SF
− OpEx
−$12.7K −$4.24/SF
NOI
$29.7K $9.89/SF
Area
Rutherford County, NC
Vacancy
1.90%
Lease Rate
$14.40 /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%
$593,300
Cap Rate 7%
$423,786
Cap Rate 9%
$329,611
Alternative Uses
Best Use
Retail
$423.8K
$370.8K – $494.4K
NOI $29,665 @ 7.0% cap · market cap 8.26%
Second Best
Flex RnD
$344.2K
$301.2K – $401.6K
NOI $24,093 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$661.6K
$578.9K – $771.8K
NOI $46,310 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
14 ft
Clear height
4
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28139, NC
18,665
Population
8,953
Households
2.1
Avg Household Size
48
Median Age
23%
College-Educated
87%
High-School Grad
181.9 sq mi
ZIP Area
103
Density / Sq Mi
$52,148
Median Household Income
$36,340
Median Earnings
$842
Median Rent
$195,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Recently built, insulated facility with drive-in access, forklift-ready floors, and an attached apartment and storage rooms.
Where is this flex space located?
The property is located at 1761 Us 64 Highway 10 Rutherfordton, NC.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: 2025‑built post‑and‑steel engineered flex facility; Four high‑clearance drive‑in doors allow road tractors to pass through; 14' eave height and clear‑span design support lift installation
