60-Unit Self-Storage
For Sale
$1,295,000
5102 Barbecue Church Road, Sanford, NC 27332
Commercial Sale, Sanford, NC
Property Size9,000 SF
Lot Size1.03 Acres
Price / SF$143.89
Days on Market88
Property Features for 5102 Barbecue Church Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMM
Subdivision
Not In Subdivision
Directions
NC-87 N toward Sanford Right on Barbecue Church Rd Property on Right at 5102 Barbecue Church Rd.
Standard status
Active
APN
039569 0013
Size
9,000 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
1.03ACS KENNETH SIECINSKI MAP#2022-291
Tax Annual Amount
2589
Legal Description
1.03ACS KENNETH SIECINSKI MAP#2022-291
Amenities
Secure access codes
24-hour digital surveillance
online reservations
drive-up access
Building Details
Year built
2023
Listing Agency:
RE/MAX Choice
(910) 483-7500
Listed By:
Leslie Dysinger · License #279613
(573) 433-0166
Added: Jun 9
Changed: Aug 19
Last Checked: Sep 4 at 9:06AM
MLS# 100580413
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.
Completed in 2023, this self-storage property contains 60 units arranged across two buildings totaling 9,000 square feet on 1.03 acres. The unit mix includes 20 units measuring 10x15, 20 units measuring 10x10, and 20 units measuring 10x20. Drive-up access supports convenient loading and unloading across the facility.
Operations are supported by automated systems, coded entry, 24-hour digital surveillance, and online reservation capability. A total of 26 units are currently rented. The property is located at 5102 Barbecue Church Road in Sanford, North Carolina, and carries COMM zoning.
Operations are supported by automated systems, coded entry, 24-hour digital surveillance, and online reservation capability. A total of 26 units are currently rented. The property is located at 5102 Barbecue Church Road in Sanford, North Carolina, and carries COMM zoning.
Key Highlights
- 60 units across two buildings totaling 9,000 SF
- Built in 2023 on 1.03 acres
- Unit mix includes 20 10x15, 20 10x10, and 20 10x20 units
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
$82,703
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
6.39%
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%
$1,654,060
$1.7M
Cap Rate 7%
$1,181,471
$1.2M
Cap Rate 9%
$918,922
$918.9K
Market Conditions
NOI Build-Up for 9,000 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
$126.4K $14.04/SF
− Vacancy
−$8.2K −$0.91/SF
EGI
$118.1K $13.13/SF
− OpEx
−$35.4K −$3.94/SF
NOI
$82.7K $9.19/SF
Area
Lee County, NC
Vacancy
6.50%
Lease Rate
$14.04 /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%
$1,654,060
Cap Rate 7%
$1,181,471
Cap Rate 9%
$918,922
Alternative Uses
Best Use
Self Storage
$1.18M
$1.03M – $1.38M
NOI $82,703 @ 7.0% cap · market cap 6.39%
Second Best
Warehouse
$827.9K
$724.4K – $965.9K
NOI $57,952 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$2.19M
$1.91M – $2.55M
NOI $153,187 @ 7.0% cap · market cap 11.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 27332, NC
36,020
Population
13,895
Households
2.6
Avg Household Size
38
Median Age
23%
College-Educated
87%
High-School Grad
107.1 sq mi
ZIP Area
336
Density / Sq Mi
$73,075
Median Household Income
$38,310
Median Earnings
$1,086
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Automated storage operation with drive-up access, digital security, and a diversified unit mix.
Where is this self storage facility located?
The property is located at 5102 Barbecue Church Road Sanford, NC.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 60 units across two buildings totaling 9,000 SF; Built in 2023 on 1.03 acres; Unit mix includes 20 10x15, 20 10x10, and 20 10x20 units
