Flex Shop with Office
For Sale
Contact for pricing
Pending
535 Old Rosman Highway, Brevard, NC 28712
Versatile shop and office layout with gated back lot and ample parking off Highway 64.
Property Size2,800 SF
Lot Size1.44 Acres
Days on Market50
Property Features for 535 Old Rosman Highway
General Information
Standard status
Pending
Size
2,800 SF
Lot size
1.44 Acres
Property subtype
Office, Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Building Details
Year Built
2003
Listing Agency:
Fisher Realty- Brevard
(828) 551-5190
Listed By:
Hunter Trombetta · License #NC
Source:
Crexi
Added: Jul 2
Changed: Aug 14
Last Checked: Aug 18 at 1:58PM
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 Fisher Realty- Brevard
Investment Insights
Based on property information with market context.
This property is a 2,800-square-foot building designed for mixed operational needs, combining a large shop area with dedicated office space. The shop includes a bathroom and shower, supporting day-to-day work on site. The office portion features a reception area, kitchen, two bathrooms, and a loft storage space for additional organization and supplies.
The building sits on 1.44 acres just off Highway 64 between Brevard and Rosman in Transylvania County. It offers ample parking for customers and employees, along with a gated back lot that can be used for equipment, vehicles, or secure storage.
The layout is a practical fit for contractors and service businesses that need both work space and on-site administration. Tenants or owner-operators who value secure storage, employee support facilities in the shop, and a functional office setup for managing daily operations will likely find this configuration workable.
The building sits on 1.44 acres just off Highway 64 between Brevard and Rosman in Transylvania County. It offers ample parking for customers and employees, along with a gated back lot that can be used for equipment, vehicles, or secure storage.
The layout is a practical fit for contractors and service businesses that need both work space and on-site administration. Tenants or owner-operators who value secure storage, employee support facilities in the shop, and a functional office setup for managing daily operations will likely find this configuration workable.
Key Highlights
- 2,800 SF commercial building built in 2003 on 1.44 acres just off Highway 64
- Large shop area plus bathroom and shower for on‑site work and daily use
- Office layout with reception area, kitchen, and two bathrooms
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
$34,070
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
6.88%
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%
$681,400
$681.4K
Cap Rate 7%
$486,714
$486.7K
Cap Rate 9%
$378,556
$378.6K
Market Conditions
NOI Build-Up for 2,800 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
$53.8K $19.20/SF
− Vacancy
−$1.3K −$0.48/SF
EGI
$52.4K $18.72/SF
− OpEx
−$18.3K −$6.55/SF
NOI
$34.1K $12.17/SF
Area
Transylvania County, NC
Vacancy
2.50%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
35.00%
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%
$681,400
Cap Rate 7%
$486,714
Cap Rate 9%
$378,556
Alternative Uses
Best Use
Flex RnD
$486.7K
$425.9K – $567.8K
NOI $34,070 @ 7.0% cap · market cap 6.88%
Second Best
Industrial
$236.4K
$206.8K – $275.8K
NOI $16,546 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$824.6K
$721.6K – $962.1K
NOI $57,725 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
153
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28712, NC
18,928
Population
10,714
Households
1.8
Avg Household Size
52
Median Age
40%
College-Educated
94%
High-School Grad
116.2 sq mi
ZIP Area
163
Density / Sq Mi
$61,560
Median Household Income
$34,583
Median Earnings
$939
Median Rent
$372,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile shop and office layout with gated back lot and ample parking off Highway 64.
Where is this flex space located?
The property is located at 535 Old Rosman Highway Brevard, NC.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,800 SF commercial building built in 2003 on 1.44 acres just off Highway 64; Large shop area plus bathroom and shower for on‑site work and daily use; Office layout with reception area, kitchen, and two bathrooms
