Corner Restaurant
For Sale
$725,000
1301 Gum Branch Road, Jacksonville, NC 28540
Commercial Sale, Jacksonville, NC
Property Size2,520 SF
Lot Size0.52 Acres
Price / SF$287.70
Days on Market189
Property Features for 1301 Gum Branch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CC
Parking features
Parking Lot
Subdivision
Not In Subdivision
Lot features
Corner Lot
Directions
Hwy 17 Marine Blvd, turn on Gum Branch Rd, building on the left at the corner of Plaza Drive
Standard status
Active
APN
414-8
Size
2,520 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
GUM BRANCH RD
Tax Annual Amount
10649
Legal Description
GUM BRANCH RD
Utilities
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1975
Building materials
Brick
Listing Agency:
Ray Properties, INC
(910) 346-8218
Listed By:
Matt C Ray · License #266827
(910) 388-6620
Added: Feb 23
Changed: Aug 19
Last Checked: Aug 31 at 7:06AM
MLS# 100556134
Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1975 brick restaurant building occupies a 0.52-acre corner parcel and includes a dining area, dedicated pickup space, two restrooms, and a parking lot. The existing food-service improvements include a dual commercial hood system, walk-in refrigerator, walk-in freezer, and fry-station area. Electric heating and public water serve the property, which is zoned CC.
The site is positioned along a four-lane roadway with access and exposure from multiple directions. Its prior use as a Pizza Hut restaurant is documented in the property information, while the existing layout and equipment support continued restaurant use or adaptation to another retail concept.
The site is positioned along a four-lane roadway with access and exposure from multiple directions. Its prior use as a Pizza Hut restaurant is documented in the property information, while the existing layout and equipment support continued restaurant use or adaptation to another retail concept.
Key Highlights
- 0.52‑acre corner lot with a parking lot
- 2,520‑square‑foot building classified for conventional restaurant use
- Dual commercial hood system, walk‑in refrigerator, and walk‑in freezer
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
$32,319
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
4.46%
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%
$646,380
$646.4K
Cap Rate 7%
$461,700
$461.7K
Cap Rate 9%
$359,100
$359.1K
Market Conditions
NOI Build-Up for 2,520 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
$45.4K $18.00/SF
− Vacancy
−$2.3K −$0.90/SF
EGI
$43.1K $17.10/SF
− OpEx
−$10.8K −$4.27/SF
NOI
$32.3K $12.83/SF
Area
Onslow County, NC
Vacancy
5.00%
Lease Rate
$18.00 /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%
$646,380
Cap Rate 7%
$461,700
Cap Rate 9%
$359,100
Alternative Uses
Best Use
Specialty Retail
$461.7K
$404.0K – $538.7K
NOI $32,319 @ 7.0% cap · market cap 4.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$547.4K
$479.0K – $638.7K
NOI $38,320 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
518
Businesses Nearby
79k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 60%
Groceries 21%
Apparel 16%
Dining 2%
Ollie's Bargain Outlet
Shops & Services
21,733 visits/mo
0.1 miles
Food Lion Grocery Store
Groceries
16,885 visits/mo
0.5 miles
Exxon
Shops & Services
10,551 visits/mo
0.3 miles
Dollar General
Shops & Services
6,746 visits/mo
0.1 miles
Plato's Closet
Apparel
6,338 visits/mo
0.1 miles
Demographics for 28540, NC
49,739
Population
21,466
Households
2.3
Avg Household Size
32
Median Age
23%
College-Educated
92%
High-School Grad
110.3 sq mi
ZIP Area
451
Density / Sq Mi
$61,462
Median Household Income
$32,313
Median Earnings
$1,014
Median Rent
$201,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Former restaurant facility with commercial kitchen equipment, pickup area, restrooms, and on-site parking.
Where is this conventional restaurant located?
The property is located at 1301 Gum Branch Road Jacksonville, NC.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 0.52‑acre corner lot with a parking lot; 2,520‑square‑foot building classified for conventional restaurant use; Dual commercial hood system, walk‑in refrigerator, and walk‑in freezer
