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    Unique Commercial Opportunity Near Lake Gaston Title is generated by Realmo AI

    3410 HWY Nine-O-Three, Bracey, VA 23919

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    For Sale
    $1,750,000

    Commercial Sale, Other - Bracey, VA

    Property size:
    4,704 SF
    Lot size:
    2.44 Acres
    Price / SF:
    $372/SF
    Added:
    May 12, 2026
    Days on Market:
    15
    Last Refresh:
    May 26 at 10:06 pm

    Property Features for 3410 HWY Nine-O-Three

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3
    Standard status
    Active
    Size
    4,704 SF
    Lot size
    2.44 Acres

    Building Details

    Year built
    2001
    Architectural style
    Other

    We can help!

    Listing Contact
    Dora 'the Lake Explorer' Smith

    Listing agent Dora 'the Lake Explorer' Smith License #0225195359,PersonLicenseNumber

    Listing office NextHome 1st Choice 3464 Highway 903, VA

    Listing date May 12, 2026

    MLS# 142164 Listing URL

    Copyright © 2026 NextHome, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime commercial location: just one‑third mile from I‑85 (exit 4) near Lake Gaston.
    • High traffic count: 26,000 vehicles per day from I‑85 and 5,100 on Highway 903.
    • Existing 4,700+ SF three‑story building suitable for various businesses.
    • Extensive landscaping, hardscapes, parking, utilities, and outdoor improvements already in place.
    • Ideal for redevelopment: brewery, winery, coffee shop, venue, retail, and more.
    • Seller financing available to qualified buyers with 20% down.

    Overview

    This 2.44-acre commercial property is located approximately one-third mile from I-85 at exit 4 in Virginia. The property includes a 4,700+ square foot three-story building. Formerly operated as a garden center and then a coffee shop, the property features existing landscaping and hardscapes, a parking area, utilities, and commercial outdoor improvements. The location is adjacent to a 7-Eleven. The property benefits from a traffic count of 26,000 vehicles per day from I-85 and 5,100 vehicles each day on Highway 903, with 48 feet of road frontage. Ideal redevelopment uses near Lake Gaston include brewery, winery, destination coffee shop, wedding or outdoor entertainment venue, landscaping or contractor office, garden center, outdoor living retail center, mixed-use business campus, and regional destination retail facility. The main floor offers a kitchen and open space suitable for product displays, entertaining, or customer seating. The second floor consists of a large open conference or briefing room for workshops or table discussions. The third floor features a bedroom and bath. A wrap-around porch covers an outdoor kitchen, and a half bath is located outside. The grounds are surrounded by chain-link fencing with businesses on all sides.
    Location Intelligence

    Current Use by Public Records

    Wedding venues

    Map

    City
    Bracey
    County
    Mecklenburg
    State
    Virginia
    Longitude
    -78.1468334
    Latitude
    36.5976747

    Nearby Similar for Sale

    • $1,750,000
      4,704 SF

      Unique Commercial Opportunity Near Lake Gaston

      2.44 acre commercial property near I-85 and Lake Gaston.
      3410 HWY Nine-O-Three, Bracey, VA 23919
      View Details
    • $495,000

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    • $1,550,000

      Lake Gaston Storage Facility Opportunity

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    FAQs

    What type of property is this?
    Wedding venue - 2.44 acre commercial property near I-85 and Lake Gaston.
    Where is this wedding venue located?
    The property is located at 3410 HWY Nine-O-Three Bracey, VA.
    What is the asking price?
    The asking price for this property is $1,750,000.
    What are key features of this property?
    This property features: Prime commercial location: just one‑third mile from I‑85 (exit 4) near Lake Gaston.; High traffic count: 26,000 vehicles per day from I‑85 and 5,100 on Highway 903.; Existing 4,700+ SF three‑story building suitable for various businesses.
    (434) 774-0945
    We can help!
    Listing Contact
    Dora 'the Lake Explorer' Smith
    Real Estate License ID: 0225195359,PersonLicenseNumber
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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