Two-Home Multifamily
For Sale
$275,000
4252 Big Island Rd, Rutherfordton, NC 28139
Two separate residences provide flexible living arrangements and rental-use potential on a shared property.
Property Size1,892 SF
Lot Size2.00 Acres
Price / SF$145.35
Days on Market34
Property Features for 4252 Big Island Rd
General Information
Standard status
Active
Size
1,892 SF
Lot size
2.00 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2021
Buildings
2
Listing Agency:
Howard Hanna Beverly-Hanks
(828) 551-0207
Listed By:
Sarah Smith · License #242676
Source:
Lewisandkirk
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 11:48PM
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 Howard Hanna Beverly-Hanks
Investment Insights
Based on property information with market context.
This multifamily property includes two nearly new homes situated together on a 2-acre parcel. Both residences were built in 2021 and are described as clean, well-maintained, and move-in ready. The separate homes create distinct living spaces within one shared setting, supporting flexible occupancy arrangements.
Located at 4252 Big Island Rd in Rutherfordton, North Carolina, the property can accommodate a range of stated uses, including living in one home while renting the other, housing extended family, or maintaining a guest residence. The total property size is 1,892 square feet.
Located at 4252 Big Island Rd in Rutherfordton, North Carolina, the property can accommodate a range of stated uses, including living in one home while renting the other, housing extended family, or maintaining a guest residence. The total property size is 1,892 square feet.
Key Highlights
- Two homes on one 2‑acre property
- Both residences were built in 2021
- 1,892‑square‑foot total property size
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
$10,242
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
3.72%
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%
$204,840
$204.8K
Cap Rate 7%
$146,314
$146.3K
Cap Rate 9%
$113,800
$113.8K
Market Conditions
NOI Build-Up for 1,892 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
$20.0K $10.56/SF
− Vacancy
−$1.4K −$0.72/SF
EGI
$18.6K $9.84/SF
− OpEx
−$8.4K −$4.43/SF
NOI
$10.2K $5.41/SF
Area
Rutherford County, NC
Vacancy
6.80%
Lease Rate
$10.56 /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%
$204,840
Cap Rate 7%
$146,314
Cap Rate 9%
$113,800
Alternative Uses
Best Use
Apartment 5plus
$146.3K
$128.0K – $170.7K
NOI $10,242 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$417.2K
$365.1K – $486.8K
NOI $29,206 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 28139, NC
18,665
Population
8,953
Households
2.1
Avg Household Size
48
Median Age
23%
College-Educated
87%
High-School Grad
181.9 sq mi
ZIP Area
103
Density / Sq Mi
$52,148
Median Household Income
$36,340
Median Earnings
$842
Median Rent
$195,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two separate residences provide flexible living arrangements and rental-use potential on a shared property.
Where is this multifamily property located?
The property is located at 4252 Big Island Rd Rutherfordton, NC.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two homes on one 2‑acre property; Both residences were built in 2021; 1,892‑square‑foot total property size
