New Construction Duplex with Separate
For Sale
$365,500
149 Sandy Drive, Jacksonville, NC 28546
MULTI_FAMILY - Jacksonville, NC
Property Size1,900 SF
Lot Size0.49 Acres
Price / SF$192.37
Days on Market109
Property Features for 149 Sandy Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
Rmf-Ld
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 4, Bedroom 4, Bedroom 2, Bathroom 1
Patio and Porch features
Porch
Interior features
Wash/Dry Connect, Ceiling Fan(s)
Subdivision
Lakewood
Elementary school
Parkwood
Middle school
Jacksonville Commons
High school
Jacksonville
High school district
Onslow
Directions
From the intersection of Western Blvd & Gum Branch Rd drive south on Gum Branch, turn left onto Sandy Dr, home will be on the left side.
Standard status
Active
APN
339b-13
Size
1,900 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L2 PT L26 O D SANDY LAKEWOODS DIV
Tax Annual Amount
1306
Legal Description
L2 PT L26 O D SANDY LAKEWOODS DIV
Utilities
Heating system
Electric (Heating), Heat Pump (Heating)
Cooling system
Central Air
Amenities
covered porches
spacious yard
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding, Wood Frame
Roof type
Shingle
Listing Agency:
Coldwell Banker Sea Coast Advantage-Hampstead
(910) 270-8880
Listed By:
Avery Washington · License #312418
(910) 787-0877
Added: Apr 29
Changed: Aug 10
Last Checked: Aug 15 at 12:06PM
MLS# 100570263
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.
Under construction duplex on 149 Sandy Drive featuring two separately metered residential units. Each unit is laid out as a two-bedroom, two-bath home, with wash/dry connections and ceiling fans. The duplex includes covered porches and a spacious yard. Interior comfort is supported by central air, along with heat pump and electric heating systems.
The property is situated on a 0.489-acre lot. Construction materials include vinyl siding and wood frame, and the roof is shingle. The building is currently listed as under construction with a 2026 year built.
Zoned Rmf-Ld, this duplex configuration can support owner-occupancy with rental income or serve as a turnkey-style investment asset with independent metering between the two units.
The property is situated on a 0.489-acre lot. Construction materials include vinyl siding and wood frame, and the roof is shingle. The building is currently listed as under construction with a 2026 year built.
Zoned Rmf-Ld, this duplex configuration can support owner-occupancy with rental income or serve as a turnkey-style investment asset with independent metering between the two units.
Key Highlights
- Under‑construction duplex with separately metered units
- Two 2 bed, 2 bath units
- 0.489‑acre lot with covered porches
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
$19,002
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
5.20%
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%
$380,040
$380.0K
Cap Rate 7%
$271,457
$271.5K
Cap Rate 9%
$211,133
$211.1K
Market Conditions
NOI Build-Up for 1,900 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
$28.5K $15.00/SF
− Vacancy
−$1.4K −$0.71/SF
EGI
$27.1K $14.29/SF
− OpEx
−$8.1K −$4.29/SF
NOI
$19.0K $10.00/SF
Area
Onslow County, NC
Vacancy
4.75%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$380,040
Cap Rate 7%
$271,457
Cap Rate 9%
$211,133
Alternative Uses
Best Use
Multifamily LT 5
$271.5K
$237.5K – $316.7K
NOI $19,002 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$246.8K
$215.9K – $287.9K
NOI $17,274 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$412.7K
$361.2K – $481.5K
NOI $28,892 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 28546, NC
48,547
Population
21,387
Households
2.3
Avg Household Size
30
Median Age
25%
College-Educated
95%
High-School Grad
103.9 sq mi
ZIP Area
467
Density / Sq Mi
$60,552
Median Household Income
$39,487
Median Earnings
$1,174
Median Rent
$212,200
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?
Duplex - Under-construction duplex with two separately metered 2 bed, 2 bath units, central air, and covered porches.
Where is this duplex located?
The property is located at 149 Sandy Drive Jacksonville, NC.
What is the asking price?
The asking price for this property is $365,500.
What are key features of this property?
This property features: Under‑construction duplex with separately metered units; Two 2 bed, 2 bath units; 0.489‑acre lot with covered porches
