Commercial Land with Road
For Sale
$549,900
3427 N Nc 16 Highway, Denver, NC 28037
COMMERCIAL - Denver, NC
Property Size1,898 SF
Lot Size3.56 Acres
Price / SF$289.73
Days on Market394
Property Features for 3427 N Nc 16 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R-SF
Parking features
Driveway, Carport
Patio and Porch features
Deck
Lot features
Cleared, Pasture, Wooded
Standard status
Active
APN
31590
Lot size
3.56 Acres
Taxes and HOA fees
Tax Description
HOWARD LD HWY 16
Legal Description
HOWARD LD HWY 16
Utilities
Utilities
Cable Available
Heating system
Hot Water(Heating)
Cooling system
Heat Pump
Building Details
Year built
1964
Flooring type
Tile, Carpet
Building materials
Brick Full
Roof type
Shingle
Listing Agency:
Keller Williams Advantage · Keller Williams Realty
(704) 809-1118
Listed By:
Tony Cloninger · License #114565
(704) 458-1984
Added: Jul 18, 2025
Changed: Aug 10
Last Checked: Aug 15 at 10:06AM
MLS# 4276877
Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3.56-acre property combines a single-family residence with a commercially oriented land parcel. The home includes approximately 1,898 sq. ft. of living space, providing immediate use while the acreage and frontage support future development or business use.
The property has more than 180 feet of road frontage on NC 16 Business, offering visibility for an office, storefront, or other future concept. The site also allows room to expand while maintaining privacy.
Located in Denver, NC, the property is described as minutes from dining and shopping, with Lake Norman nearby. Access and use can be tailored to residential occupancy now, with the option to pivot to a commercial plan supported by the generous frontage and acreage.
The property has more than 180 feet of road frontage on NC 16 Business, offering visibility for an office, storefront, or other future concept. The site also allows room to expand while maintaining privacy.
Located in Denver, NC, the property is described as minutes from dining and shopping, with Lake Norman nearby. Access and use can be tailored to residential occupancy now, with the option to pivot to a commercial plan supported by the generous frontage and acreage.
Key Highlights
- 3.5‑acre property with approximately 1,898 sq. ft. of living space and room to expand
- Over 180 ft of road frontage on NC 16 Business
- Brick full construction with shingle roof; built in 1964
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
$20,080
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
3.65%
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%
$401,600
$401.6K
Cap Rate 7%
$286,857
$286.9K
Cap Rate 9%
$223,111
$223.1K
Market Conditions
NOI Build-Up for 1,898 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
$39.9K $21.00/SF
− Vacancy
−$3.3K −$1.76/SF
EGI
$36.5K $19.24/SF
− OpEx
−$16.4K −$8.66/SF
NOI
$20.1K $10.58/SF
Area
Lincoln County, NC
Vacancy
8.40%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
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%
$401,600
Cap Rate 7%
$286,857
Cap Rate 9%
$223,111
Alternative Uses
Best Use
Apartment 5plus
$286.9K
$251.0K – $334.7K
NOI $20,080 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$597.4K
$522.7K – $697.0K
NOI $41,817 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 28037, NC
25,596
Population
11,930
Households
2.1
Avg Household Size
46
Median Age
46%
College-Educated
96%
High-School Grad
44.7 sq mi
ZIP Area
573
Density / Sq Mi
$109,779
Median Household Income
$54,345
Median Earnings
$1,126
Median Rent
$455,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - 3.56-acre tract with 180+ feet of road frontage and an approximately 1,898-sq.-ft. residence on-site.
Where is this single family property located?
The property is located at 3427 N Nc 16 Highway Denver, NC.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 3.5‑acre property with approximately 1,898 sq. ft. of living space and room to expand; Over 180 ft of road frontage on NC 16 Business; Brick full construction with shingle roof; built in 1964
