Building Details

Year Built 1981

Listing Agency: PETIT PROPERTIES INC Show Phone

Listed By: JAKE RAINES · License #283310 Show Phone

Source: Corcoran

Added: Sep 8 Changed: Sep 9 Last Checked: Sep 11 at 7:31AM

Report an Issue

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 PETIT PROPERTIES INC

Investment Insights

Based on property information with market context.

Built in 1981, this restaurant property includes a spacious dining room with varied seating, a beverage station, and a semi-open kitchen. The kitchen is fitted with a stove, two grills, two deep fryers, prep and sanitation stations, a large stock room, and a walk-in freezer. Two bathrooms serve the interior, while outdoor space and substantial parking provide additional operational flexibility.

Building systems include newer mini-split HVAC units along with central heating and air conditioning. The property is located at 2012 Old Rosman Highway in Rosman, North Carolina, and includes the restaurant equipment and appliances described above. Outdoor areas can accommodate additional dining uses or other site improvements, subject to applicable approvals.

Key Highlights

• Restaurant property at 2012 Old Rosman Highway, Rosman, NC 28772
• Dining room with varied seating and beverage station
• Kitchen includes a stove, two grills, and two deep fryers

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

$22,521

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

8.70%

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%

$450,420 $450.4K

Cap Rate 7%

$321,729 $321.7K

Cap Rate 9%

$250,233 $250.2K

Market Conditions

NOI Build-Up for 1,711 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

$30.8K $18.00/SF

− Vacancy

−$770 −$0.45/SF

EGI

$30.0K $17.55/SF

− OpEx

−$7.5K −$4.39/SF

NOI

$22.5K $13.16/SF

Area

Transylvania County, NC

Vacancy

2.50%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

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%

$450,420

Cap Rate 7%

$321,729

Cap Rate 9%

$250,233

Alternative Uses

Best Use

Specialty Retail

$321.7K

$281.5K – $375.4K (±1% cap)

NOI $22,521 @ 7.0% cap · market cap 8.70%

Second Best

Industrial

$144.4K

$126.4K – $168.5K (±1% cap)

NOI $10,111 @ 7.0% cap · market cap 3.90%

Theoretical Best

Office A

$503.9K

$440.9K – $587.9K (±1% cap)

NOI $35,274 @ 7.0% cap · market cap 13.62%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Conventional restaurants

Suggested Use

Top Pick Plumbing Service (Bike/Boat/Book/etc) Store Real Estate Agency Kitchen & Bath Showroom Grocery & Convenience Store Daycare Center

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

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

12

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 28772, NC

1,365

Population

843

Households

1.6

Avg Household Size

40

Median Age

37%

College-Educated

93%

High-School Grad

19.3 sq mi

ZIP Area

71

Density / Sq Mi

$76,165

Median Household Income

$35,511

Median Earnings

$965

Median Rent

$257,500

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Conventional restaurant - Open dining room, equipped kitchen, and outdoor space support restaurant operations and potential patio expansion.

Where is this conventional restaurant located?

The property is located at 2012 Old Rosman Highway Rosman, NC.

What is the asking price?

The asking price for this property is $259,000.

What are key features of this property?

This property features: Restaurant property at 2012 Old Rosman Highway, Rosman, NC 28772; Dining room with varied seating and beverage station; Kitchen includes a stove, two grills, and two deep fryers