10-Unit Retail Strip
For Sale
$1,390,000
Pending
4784 E Us 70 Highway, Goldsboro, NC 27534
Commercial Sale, Goldsboro, NC
Property Size16,160 SF
Lot Size1.92 Acres
Days on Market788
Property Features for 4784 E Us 70 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Rural AR
Parking
35
Lot features
Open Lot
Directions
Head east on Hwy 70 from Goldsboro towards La Grange. Proceed east .7 miles from intersection of HWY 111 and HWY 70 East and building is on the right.
Standard status
Pending
APN
28802019
Size
16,160 SF
Lot size
1.92 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
E US 70 HY, 4794 E US 70 HY
Legal Description
E US 70 HY, 4794 E US 70 HY
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Heat Pump, Central Air
Water source
Public
Building Details
Year built
1997
Number of units
10
Flooring type
Carpet, Vinyl, Concrete
Building materials
Brick, Steel Siding, Brick/Stone, Steel Frame
Roof type
Metal
Listing Agency:
Fonville Morisey Realty
(919) 785-4201
Listed By:
Frank J Gombatz · License #165324
(919) 696-4249
Added: Jul 23, 2024
Changed: Sep 8
Last Checked: Sep 18 at 12:06PM
MLS# 100457245
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 16,160-square-foot strip mall contains 10 retail and flex units that may operate separately or be combined into larger suites. Interior configurations vary, with concrete, carpet, and vinyl flooring, central air, heat pumps, and electric heating. One unit includes an existing kitchen area, while another offers unfinished industrial space. Built in 1997, the property has a metal roof and brick and steel construction.
The 1.92-acre site fronts US 70 Highway in Goldsboro and provides 35 parking spaces in front of the building. Additional land behind the structure may accommodate future buildings or parking, subject to applicable approvals. Public water is available, with a septic tank serving the property. Zoning is Rural AR, and the property is currently 50% leased.
The 1.92-acre site fronts US 70 Highway in Goldsboro and provides 35 parking spaces in front of the building. Additional land behind the structure may accommodate future buildings or parking, subject to applicable approvals. Public water is available, with a septic tank serving the property. Zoning is Rural AR, and the property is currently 50% leased.
Key Highlights
- 16,160‑square‑foot retail and flex strip mall with 10 units
- 1.92‑acre site along US 70 Highway in Goldsboro
- Units can remain separate or be combined into larger groupings
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
$72,113
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
5.19%
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%
$1,442,260
$1.4M
Cap Rate 7%
$1,030,186
$1.0M
Cap Rate 9%
$801,256
$801.3K
Market Conditions
NOI Build-Up for 16,160 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
$110.5K $6.84/SF
− Vacancy
−$7.5K −$0.47/SF
EGI
$103.0K $6.37/SF
− OpEx
−$30.9K −$1.91/SF
NOI
$72.1K $4.46/SF
Area
Wayne County, NC
Vacancy
6.80%
Lease Rate
$6.84 /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%
$1,442,260
Cap Rate 7%
$1,030,186
Cap Rate 9%
$801,256
Alternative Uses
Best Use
Flex RnD
$10.52M
$9.20M – $12.27M
NOI $736,398 @ 7.0% cap · market cap 52.98%
Second Best
Retail
$2.83M
$2.48M – $3.31M
NOI $198,322 @ 7.0% cap · market cap 14.27%
Theoretical Best
Specialty Retail
$12.99M
$11.37M – $15.16M
NOI $909,448 @ 7.0% cap · market cap 65.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 27534, NC
30,844
Population
15,158
Households
2
Avg Household Size
38
Median Age
29%
College-Educated
91%
High-School Grad
73.1 sq mi
ZIP Area
422
Density / Sq Mi
$59,950
Median Household Income
$39,686
Median Earnings
$1,106
Median Rent
$187,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Adaptable commercial units support retail, office, medical, religious, and distribution uses.
Where is this strip mall located?
The property is located at 4784 E Us 70 Highway Goldsboro, NC.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: 16,160‑square‑foot retail and flex strip mall with 10 units; 1.92‑acre site along US 70 Highway in Goldsboro; Units can remain separate or be combined into larger groupings
