Multi-Building Industrial and Flex
For Sale
$495,000
2080 Hendersonville Highway, Pisgah Forest, NC 28768
Four-and-a-half-acre property with three buildings totaling about 3,100 sf and a graded building site.
Property Size1,248 SF
Price / SF$396.63
Days on Market61
Property Features for 2080 Hendersonville Highway
General Information
Standard status
Active
Size
1,248 SF
Property subtype
Commercial
Building Details
Year Built
1983
Buildings
3
Listing Agency:
BluAxis Realty
(828) 233-5447
Listed By:
Andrea Greer · License #308950
Source:
Techrealtyllc
Added: Jun 25
Changed: Aug 23
Last Checked: Aug 23 at 5:26AM
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 BluAxis Realty
Investment Insights
Based on property information with market context.
This versatile commercial property for sale includes three separate buildings totaling approximately 3,100 square feet, plus a substantial graded building site. The front building has a spacious open showroom with wood floors, exposed beams, wood-paneled walls, a wood-burning stove, a heated wall unit, a small restroom, and a covered front porch. Two additional buildings behind the main structure provide workshop, warehouse, storage, or production space. The rear building includes two large roll-up doors for convenient loading and access.
The property is located in a convenient area near downtown Brevard, the Pisgah National Forest, and the Highway 64/280 corridor. It backs up to the Ecusta Trail corridor and offers wooded surroundings with seasonal mountain and French Broad River Valley views from portions of the property.
Existing infrastructure includes 3-phase electrical service, high-pressure natural gas, a private well, and a septic system. The property is sold as-is, and buyers are encouraged to verify intended uses, development potential, and permitting requirements with Transylvania County.
The property is located in a convenient area near downtown Brevard, the Pisgah National Forest, and the Highway 64/280 corridor. It backs up to the Ecusta Trail corridor and offers wooded surroundings with seasonal mountain and French Broad River Valley views from portions of the property.
Existing infrastructure includes 3-phase electrical service, high-pressure natural gas, a private well, and a septic system. The property is sold as-is, and buyers are encouraged to verify intended uses, development potential, and permitting requirements with Transylvania County.
Key Highlights
- 4.47‑acre commercial property in Transylvania County with three separate buildings totaling approx. 3,100 SF
- Front building includes open showroom with wood floors, exposed beams, wood‑paneled walls, wood‑burning stove, heated wall unit, small restroom, and covered porch
- Two rear buildings provide workshop, warehouse, storage, or production space, including a rear building with two large roll‑up doors
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
$15,186
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
3.07%
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%
$303,720
$303.7K
Cap Rate 7%
$216,943
$216.9K
Cap Rate 9%
$168,733
$168.7K
Market Conditions
NOI Build-Up for 1,248 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
$24.0K $19.20/SF
− Vacancy
−$599 −$0.48/SF
EGI
$23.4K $18.72/SF
− OpEx
−$8.2K −$6.55/SF
NOI
$15.2K $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%
$303,720
Cap Rate 7%
$216,943
Cap Rate 9%
$168,733
Alternative Uses
Best Use
Flex RnD
$216.9K
$189.8K – $253.1K
NOI $15,186 @ 7.0% cap · market cap 3.07%
Second Best
Warehouse
$127.9K
$111.9K – $149.3K
NOI $8,955 @ 7.0% cap · market cap 1.81%
Theoretical Best
Office A
$367.6K
$321.6K – $428.8K
NOI $25,729 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28768, NC
6,820
Population
3,542
Households
1.9
Avg Household Size
50
Median Age
40%
College-Educated
96%
High-School Grad
83.1 sq mi
ZIP Area
82
Density / Sq Mi
$72,567
Median Household Income
$35,442
Median Earnings
$819
Median Rent
$299,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Four-and-a-half-acre property with three buildings totaling about 3,100 sf and a graded building site.
Where is this flex space located?
The property is located at 2080 Hendersonville Highway Pisgah Forest, NC.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 4.47‑acre commercial property in Transylvania County with three separate buildings totaling approx. 3,100 SF; Front building includes open showroom with wood floors, exposed beams, wood‑paneled walls, wood‑burning stove, heated wall unit, small restroom, and covered porch; Two rear buildings provide workshop, warehouse, storage, or production space, including a rear building with two large roll‑up doors
