Comfortable Condo in Desirable
For Sale
$227,000
806 Abbey Circle, Asheville, NC 28805
Two-bedroom condo with modern amenities and convenient location.
Property Size1,114 SF
Lot Size0.03 Acres
Days on Market415
Property Features for 806 Abbey Circle
General Information
Standard status
Active
Size
1,114 SF
Lot size
0.03 Acres
Property subtype
Condominium
Amenities
Fireplace
Cable Ready
Ceiling Fan(s)
Central Air
Natural Gas
Forced Air
Dishwasher
Disposal
Dryer
Electric Oven
Electric Range
Refrigerator
Washer
Washer/Dryer
Patio, Pool, Porch, Cable Available, Composition
Building Details
Building Size
1,114 SF
Year Built
1989
Listing Agency:
Keller Williams Elite Realty
(828) 279-6344
Listed By:
Jana Osada · License #216919
(828) 279-6344
Source:
Kw
Added: Jun 24, 2025
Changed: Aug 8
Last Checked: Aug 11 at 12:49PM
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 Keller Williams Elite Realty
Investment Insights
Based on property information with market context.
Located in The Cloisters community at 806 Abbey Circle in Asheville, NC, this upper-level end unit offers a combination of comfort and location. The condo features 2 bedrooms and 2 full bathrooms, with an open layout. Interior features include fresh paint, new stainless steel appliances, and new vinyl plank flooring. The living room has a gas fireplace, and the dining area and eat-in kitchen provide space for entertaining. A private covered porch offers views of landscaped grounds and open green space. The Cloisters community provides amenities such as a clubhouse, swimming pool, and tennis/pickleball courts. The property is located minutes from downtown Asheville, the Blue Ridge Parkway, the Asheville Mall, restaurants, and medical centers. This condo is suitable as a full-time residence or a low-maintenance mountain retreat.
Key Highlights
- Prime Location: Minutes from downtown Asheville, Blue Ridge Parkway, Asheville Mall, restaurants, and medical centers.
- Enjoy community amenities: clubhouse, swimming pool, and tennis/pickleball courts.
- Updated Interior: Features fresh paint, brand‑new stainless steel appliances, and new vinyl plank flooring.
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
$10,860
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
4.78%
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%
$217,200
$217.2K
Cap Rate 7%
$155,143
$155.1K
Cap Rate 9%
$120,667
$120.7K
Market Conditions
NOI Build-Up for 1,114 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
$22.6K $20.28/SF
− Vacancy
−$2.8K −$2.56/SF
EGI
$19.7K $17.72/SF
− OpEx
−$8.9K −$7.98/SF
NOI
$10.9K $9.75/SF
Area
Buncombe County, NC
Vacancy
12.60%
Lease Rate
$20.28 /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%
$217,200
Cap Rate 7%
$155,143
Cap Rate 9%
$120,667
Alternative Uses
Best Use
Apartment 5plus
$155.1K
$135.8K – $181.0K
NOI $10,860 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$352.3K
$308.2K – $411.0K
NOI $24,658 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Explore this area
Business Placement
Demographics for 28805, NC
18,554
Population
10,737
Households
1.7
Avg Household Size
48
Median Age
49%
College-Educated
96%
High-School Grad
26.5 sq mi
ZIP Area
700
Density / Sq Mi
$67,104
Median Household Income
$35,897
Median Earnings
$1,198
Median Rent
$360,600
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?
Apartment building - Two-bedroom condo with modern amenities and convenient location.
Where is this apartment building located?
The property is located at 806 Abbey Circle Asheville, NC.
What is the asking price?
The asking price for this property is $227,000.
What are key features of this property?
This property features: Prime Location: Minutes from downtown Asheville, Blue Ridge Parkway, Asheville Mall, restaurants, and medical centers.; Enjoy community amenities: clubhouse, swimming pool, and tennis/pickleball courts.; Updated Interior: Features fresh paint, brand‑new stainless steel appliances, and new vinyl plank flooring.
