Mixed-Use Property with Trail
New
For Sale
$650,000
4295 Brevard Road, Horse Shoe, NC 28742
Community Commercial zoning supports a flexible office and commercial configuration with additional storage and workspace.
Property Size3,504 SF
Price / SF$185.50
Days on Market6
Property Features for 4295 Brevard Road
General Information
Standard status
Active
Size
3,504 SF
Property subtype
Business
Zoning
Community Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Amenities
Features: Cleared, Level, Open Lot, Paved, Size: 0.93, Size Units: Acres
Description: Architectural Shingle
Description: Back Yard, Chain Link
Flooring: Laminate, Vinyl, Wood
Garage SqFt: 590
Details: Central Air, Heat Pump
Heating: Heat Pump
Days on Market: 0, Listing Price: 650000, Status: Active
Description: Full
Building Area: 3504, Construction Materials: Brick Full, Vinyl, Year Built: 1965, Construction Type: Site Built
City: Horse Shoe, State: NC, Zip: 28742, County: Henderson, Directions: GPS will get you there. Follow Highway 64 from Hendersonville through Horse Shoe. Property is on your right just before Banner Farm Rd.
Zoning: CC
Sewer: Septic Installed, Water Source: City, Utilities: Electricity Connected, Wired Internet Available
Auction Y/N: 0
Road Frontage: 100
Description: Dryer, Electric Oven, Refrigerator, Washer, Washer/Dryer
Building Details
Building Size
3,504 SF
Year Built
1965
Listing Agency:
BluAxis Realty
(828) 553-1477
Listed By:
Spencer Blevins
(828) 553-1477
Source:
Blackstreaminternational
Added: Aug 10
Changed: Aug 14
Last Checked: Aug 14 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 BluAxis Realty
Investment Insights
Based on property information with market context.
This mixed-use property at 4295 Brevard Road includes an existing building with a reception area, multiple potential office spaces, and plumbing already installed in several rooms. A full basement adds storage and operational space, while an attached efficiency apartment can support residential use or be adapted for office or business purposes. The building also includes an attached garage with rear access to the yard and Ecusta Trail. The roof and both heat pumps have recently been replaced.
The property includes nearly an acre of flat, usable land, approximately 100 feet of frontage along the Ecusta Trail, and frontage on Highway 64. It is located 250 yards from the paved section of the trail. Community Commercial zoning, city water, and a paved parking lot are also in place. The property is located in Horse Shoe, NC, near the Ecusta Trail recreational corridor.
The property includes nearly an acre of flat, usable land, approximately 100 feet of frontage along the Ecusta Trail, and frontage on Highway 64. It is located 250 yards from the paved section of the trail. Community Commercial zoning, city water, and a paved parking lot are also in place. The property is located in Horse Shoe, NC, near the Ecusta Trail recreational corridor.
Key Highlights
- Approximately 100 feet of frontage directly on the Ecusta Trail
- Nearly an acre of flat, usable land with Highway 64 frontage
- Community Commercial zoning
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
$27,857
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
4.29%
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%
$557,140
$557.1K
Cap Rate 7%
$397,957
$398.0K
Cap Rate 9%
$309,522
$309.5K
Market Conditions
NOI Build-Up for 3,504 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
$52.6K $15.00/SF
− Vacancy
−$8.0K −$2.28/SF
EGI
$44.6K $12.72/SF
− OpEx
−$16.7K −$4.77/SF
NOI
$27.9K $7.95/SF
Area
Henderson County, NC
Vacancy
15.20%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$557,140
Cap Rate 7%
$397,957
Cap Rate 9%
$309,522
Alternative Uses
Best Use
Office B
$875.8K
$766.3K – $1.02M
NOI $61,306 @ 7.0% cap · market cap 9.43%
Second Best
Mixed Use
$398.0K
$348.2K – $464.3K
NOI $27,857 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,741 @ 7.0% cap · market cap 12.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 28742, NC
2,981
Population
1,323
Households
2.3
Avg Household Size
47
Median Age
42%
College-Educated
95%
High-School Grad
46.4 sq mi
ZIP Area
64
Density / Sq Mi
$97,292
Median Household Income
$53,981
Median Earnings
$843
Median Rent
$330,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Community Commercial zoning supports a flexible office and commercial configuration with additional storage and workspace.
Where is this mixed-use property located?
The property is located at 4295 Brevard Road Horse Shoe, NC.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 100 feet of frontage directly on the Ecusta Trail; Nearly an acre of flat, usable land with Highway 64 frontage; Community Commercial zoning
