Hotel With 80
For Sale
Contact for pricing
Pending
275 FOREST GATE DR, Pisgah Forest, NC 28768
Operating Hampton Inn hotel offering 80 keys, listed for sale.
Property Size38,686 SF
Days on Market125
Property Features for 275 FOREST GATE DR
General Information
Standard status
Pending
Size
38,686 SF
Property subtype
Hospitality
Investment Type
Stabilized
Building Details
Year Built
1995
Year Renovated
2020
Buildings
1
Stories
3
Units
80
Listing Agency:
Connolly Investments
Listed By:
Wesley Connolly · License #358390
Source:
Crexi
Added: May 4
Changed: Aug 8
Last Checked: Aug 5 at 5:31AM
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 for-sale Hampton Inn hotel features 80 keys, providing an established lodging asset within the Hotels and Hospitality property type category.
The property is located at 275 Forest Gate Dr, Pisgah Forest, NC 28768.
Additional details on the building configuration, condition, and amenities were not provided with the information available.
The property is located at 275 Forest Gate Dr, Pisgah Forest, NC 28768.
Additional details on the building configuration, condition, and amenities were not provided with the information available.
Key Highlights
- Operating Hampton Inn hotel for sale
- 80 keys
- Year built: 1995
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
$289,420
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
2.97%
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%
$5,788,400
$5.8M
Cap Rate 7%
$4,134,571
$4.1M
Cap Rate 9%
$3,215,778
$3.2M
Market Conditions
NOI Build-Up for 38,686 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
$696.3K $18.00/SF
− Vacancy
−$87.0K −$2.25/SF
EGI
$609.3K $15.75/SF
− OpEx
−$319.9K −$8.27/SF
NOI
$289.4K $7.48/SF
Area
Transylvania County, NC
Vacancy
12.50%
Lease Rate
$18.00 /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%
$5,788,400
Cap Rate 7%
$4,134,571
Cap Rate 9%
$3,215,778
Alternative Uses
Best Use
Hotel Hospitality
$4.13M
$3.62M – $4.82M
NOI $289,420 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.39M
$9.97M – $13.29M
NOI $797,551 @ 7.0% cap · market cap 8.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
239
Businesses Nearby
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hotel - Operating Hampton Inn hotel offering 80 keys, listed for sale.
Where is this hotel located?
The property is located at 275 FOREST GATE DR Pisgah Forest, NC.
What is the asking price?
The asking price for this property is $9,750,000.
What are key features of this property?
This property features: Operating Hampton Inn hotel for sale; 80 keys; Year built: 1995
