Renovated Brewery and Event
For Sale
$900,000
803 E Nash St, Spring Hope, NC 27882
Flexible brewery property with equipped kitchen, indoor gathering areas, outdoor beer garden, and performance space.
Property Size5,301 SF
Lot Size1.38 Acres
Price / SF$169.78
Days on Market10
Property Features for 803 E Nash St
General Information
Standard status
Active
Size
5,301 SF
Lot size
1.38 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Restaurant
Commercial Hood
Yes
Patio
Yes
Equipment Included
Yes
Building Details
Year Built
1951
Buildings
1
Listing Agency:
Generations Real Estate
Listed By:
Marie H. Burrell · License #295711
(919) 492-4478
Source:
Searchhomesinnorthcarolina
Added: Sep 14
Changed: Sep 21
Last Checked: Sep 22 at 5:33PM
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 Generations Real Estate
Investment Insights
Based on property information with market context.
Built in 1951 and extensively updated during 2024-2025, this 5,301-square-foot brewery property combines food service, beverage production, dining, and event infrastructure. The building contains 3,573 square feet of heated and cooled area plus a 1,728-square-foot former brewhouse with high ceilings, floor drains, and three access points. Interior spaces include a taproom, beer hall, commercial kitchen, beverage room, service areas, two walk-in coolers, and a 13-tap system. Kitchen improvements include a high-capacity hood and ventilation system, grill, cooktop, fryer, dishwasher, prep areas, and expo stations. Three-phase electrical service, five HVAC systems, three Rinnai tankless water heaters, and four ADA-accessible restrooms support the facility.
The 1.38-acre property includes an enclosed beer garden with a covered stage and additional uncovered seating. A French drain system manages stormwater along the rear of the building. Frontage on E Nash Street/US-64 Business provides access to US-64 and I-87, connecting the property with Rocky Mount, Raleigh, and the greater Triangle. Any future changes remain subject to applicable zoning and approvals.
The 1.38-acre property includes an enclosed beer garden with a covered stage and additional uncovered seating. A French drain system manages stormwater along the rear of the building. Frontage on E Nash Street/US-64 Business provides access to US-64 and I-87, connecting the property with Rocky Mount, Raleigh, and the greater Triangle. Any future changes remain subject to applicable zoning and approvals.
Key Highlights
- 5,301‑square‑foot building with 3,573 square feet of heated and cooled space
- 1,728‑square‑foot former brewhouse with high ceilings, floor drains, and three access points
- Extensive renovations and improvements completed in 2024‑2025
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
$53,650
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
5.96%
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%
$1,073,000
$1.1M
Cap Rate 7%
$766,429
$766.4K
Cap Rate 9%
$596,111
$596.1K
Market Conditions
NOI Build-Up for 5,301 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
$76.3K $14.40/SF
− Vacancy
−$4.8K −$0.91/SF
EGI
$71.5K $13.49/SF
− OpEx
−$17.9K −$3.37/SF
NOI
$53.6K $10.12/SF
Area
Nash County, NC
Vacancy
6.29%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,073,000
Cap Rate 7%
$766,429
Cap Rate 9%
$596,111
Alternative Uses
Best Use
Specialty Retail
$766.4K
$670.6K – $894.2K
NOI $53,650 @ 7.0% cap · market cap 5.96%
Second Best
Industrial
$491.4K
$430.0K – $573.3K
NOI $34,397 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,341 @ 7.0% cap · market cap 13.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Explore this area
Business Placement
Demographics for 27882, NC
7,648
Population
3,898
Households
2
Avg Household Size
43
Median Age
14%
College-Educated
84%
High-School Grad
103.6 sq mi
ZIP Area
74
Density / Sq Mi
$55,972
Median Household Income
$41,296
Median Earnings
$822
Median Rent
$161,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Brewery - Flexible brewery property with equipped kitchen, indoor gathering areas, outdoor beer garden, and performance space.
Where is this brewery located?
The property is located at 803 E Nash St Spring Hope, NC.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 5,301‑square‑foot building with 3,573 square feet of heated and cooled space; 1,728‑square‑foot former brewhouse with high ceilings, floor drains, and three access points; Extensive renovations and improvements completed in 2024‑2025
