Duplex With New Permitted
For Sale
$245,000
325 Ranch Farm Road, Raleigh, NC 27603
DUPLEX - Ranch - Raleigh, NC
Property Size1,312 SF
Lot Size0.34 Acres
Price / SF$186.74
Days on Market301
Property Features for 325 Ranch Farm Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Basement, Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1
Parking
4
Parking features
Open, Driveway, Off Street, Assigned
Spa
1
Vegetation
Partially Wooded, Cleared, Grassed
Window features
Wood Frames
Patio and Porch features
Porch, Deck
Interior features
Apartment/Suite, Bathtub/Shower Combination, Ceiling Fan(s), Eat-in Kitchen, High Speed Internet, Natural Woodwork, Open Floorplan, Storage
Exterior features
Private Yard
Fencing
Chain Link
Basement
Crawl Space, Block
Appliances
Dryer, Electric Oven, Electric Range, Electric Water Heater, Range, Refrigerator, Self Cleaning Oven, Warming Drawer, Washer, Washer/Dryer Stacked, Water Heater
Subdivision
Homemont
Lot features
Back Yard, Cleared, Few Trees, Front Yard, Gentle Sloping, Hardwood Trees, Private, Rectangular Lot, Sloped Up
View
Forest
Elementary school
Wake - Smith Elementary
Middle school
Wake - North Garner Middle
High school
Wake - Garner High
Standard status
Active
APN
1701524763
Size
1,312 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lo143-145 Homemont Rcmb Bm2024-01800
Tax Annual Amount
1798
Legal Description
Lo143-145 Homemont Rcmb Bm2024-01800
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Radiant, Central, Electric (Heating), Baseboard, Forced Air, Varies by Unit (Heating), Natural Gas
Cooling system
Wall/Window Unit(s), Electric, Ceiling Fan(s), Gas (Cooling), Window Unit(s), Varies by Unit, Central Air
Water source
Private, Well
Amenities
Deck
Covered Porch
Hardwood Floors
Building Details
Year built
1957
Floors in Building
1
Flooring type
Varies, Painted/stained, Vinyl, Linoleum, Tile, Combination, Hardwood
Roof type
Asphalt, Shingle
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Blue Diamond Realty
(919) 980-0833
Listed By:
Tina Lawson · License #284491
(919) 980-0833
Added: Oct 24, 2025
Changed: Aug 1
Last Checked: Aug 20 at 7:06PM
MLS# 10129805
Copyright © 2026 Doorify 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 ranch duplex offers two residential units with separate power metering and individual living configurations. The interior includes eat-in kitchens, living rooms, bedrooms, full bathrooms, and a laundry setup in each unit, along with storage and high-speed internet availability. Heating and cooling are supported by a mix of systems by unit, including central air and electric or gas options, with radiant/baseboard and forced-air mentioned in the heating details. Exterior features include a private yard, chain-link fencing, and patio and porch areas such as a deck and a covered porch.
Updates include a brand-new permitted drilled well with a new pump and new service lines, plus a roof installed in 2022 to 2023 with a transferring warranty. Each unit includes kitchen and laundry appliances that convey, and parking is provided via driveway, off-street, and assigned spaces with a concrete patio walkway to both units. Water is supplied by private well and sewer is handled by a septic tank.
Set on 0.34 acres and built in 1957, the property provides flexibility for owner-occupancy or leasing. There is no HOA, no dues, no covenants, and no deed restrictions mentioned for this offering.
Updates include a brand-new permitted drilled well with a new pump and new service lines, plus a roof installed in 2022 to 2023 with a transferring warranty. Each unit includes kitchen and laundry appliances that convey, and parking is provided via driveway, off-street, and assigned spaces with a concrete patio walkway to both units. Water is supplied by private well and sewer is handled by a septic tank.
Set on 0.34 acres and built in 1957, the property provides flexibility for owner-occupancy or leasing. There is no HOA, no dues, no covenants, and no deed restrictions mentioned for this offering.
Key Highlights
- 0.34‑acre ranch duplex with 1,312 SF built in 1957
- Brand‑new permitted drilled well with new pump and new service lines
- Roof installed in 2022 to 2023 with transferring warranty
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
$14,104
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
5.76%
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%
$282,080
$282.1K
Cap Rate 7%
$201,486
$201.5K
Cap Rate 9%
$156,711
$156.7K
Market Conditions
NOI Build-Up for 1,312 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
$21.3K $16.20/SF
− Vacancy
−$1.1K −$0.84/SF
EGI
$20.1K $15.36/SF
− OpEx
−$6.0K −$4.61/SF
NOI
$14.1K $10.75/SF
Area
ZIP 27603
Vacancy
5.20%
Lease Rate
$16.20 /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%
$282,080
Cap Rate 7%
$201,486
Cap Rate 9%
$156,711
Alternative Uses
Best Use
Multifamily LT 5
$201.5K
$176.3K – $235.1K
NOI $14,104 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$174.8K
$152.9K – $203.9K
NOI $12,235 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$415.0K
$363.1K – $484.2K
NOI $29,050 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 27603, NC
54,616
Population
24,030
Households
2.3
Avg Household Size
34
Median Age
48%
College-Educated
94%
High-School Grad
51.4 sq mi
ZIP Area
1,063
Density / Sq Mi
$87,939
Median Household Income
$51,856
Median Earnings
$1,496
Median Rent
$347,000
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 - Ranch duplex with two separately metered units, a private well, and a newer roof installed in 2022 to 2023.
Where is this duplex located?
The property is located at 325 Ranch Farm Road Raleigh, NC.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 0.34‑acre ranch duplex with 1,312 SF built in 1957; Brand‑new permitted drilled well with new pump and new service lines; Roof installed in 2022 to 2023 with transferring warranty
