Mixed-Use Property with
For Sale
$699,900
9801 Ten-ten Road, Raleigh, NC 27603
Commercial Sale, Raleigh, NC
Property Size3,557 SF
Lot Size1.14 Acres
Price / SF$196.77
Days on Market735
Property Features for 9801 Ten-ten Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial/ R30
Parking
12
Fencing
Chain Link
Standard status
Active
APN
1609410442
Size
3,557 SF
Lot size
1.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LO2 H H POLLARD EST BM2001 -1353
Tax Annual Amount
2245
Legal Description
LO2 H H POLLARD EST BM2001 -1353
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Water source
Well
Building Details
Year built
1957
Floors in Building
1
Building materials
Block, Concrete, Vinyl Siding
Listing Agency:
The NC Real Estate Firm, LLC
(919) 801-7951
Listed By:
Tommy Myatt
(919) 414-7689
Added: Sep 10, 2024
Changed: Sep 9
Last Checked: Sep 14 at 9:06AM
MLS# 10053529
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 mixed-use property includes a 3,557-square-foot commercial building and a separate residential home that conveys with the sale. The commercial structure was built in 1957 and uses block, concrete, and vinyl siding construction. Chain-link fencing is also present. The residence is currently rented, while the commercial building requires some updating.
The property is positioned at the intersection of Ten-Ten Road and Rand Road in Raleigh, North Carolina. It carries Commercial/R30 zoning, with Wake County neighborhood-oriented retail uses referenced in the property information. Water is available, with a well as the listed water source and a septic tank serving the property. The site encompasses 1.14 acres.
The property is positioned at the intersection of Ten-Ten Road and Rand Road in Raleigh, North Carolina. It carries Commercial/R30 zoning, with Wake County neighborhood-oriented retail uses referenced in the property information. Water is available, with a well as the listed water source and a septic tank serving the property. The site encompasses 1.14 acres.
Key Highlights
- 3,557‑square‑foot commercial building plus a separate residential home
- 1.14‑acre mixed‑use property at Ten‑Ten Road and Rand Road
- Commercial/R30 zoning with Wake County neighborhood‑oriented retail uses referenced
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
$46,952
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
6.71%
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%
$939,040
$939.0K
Cap Rate 7%
$670,743
$670.7K
Cap Rate 9%
$521,689
$521.7K
Market Conditions
NOI Build-Up for 3,557 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
$85.4K $24.00/SF
− Vacancy
−$10.2K −$2.88/SF
EGI
$75.1K $21.12/SF
− OpEx
−$28.2K −$7.92/SF
NOI
$47.0K $13.20/SF
Area
ZIP 27603
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$939,040
Cap Rate 7%
$670,743
Cap Rate 9%
$521,689
Alternative Uses
Best Use
Mixed Use
$670.7K
$586.9K – $782.5K
NOI $46,952 @ 7.0% cap · market cap 6.71%
Second Best
Retail
$623.8K
$545.9K – $727.8K
NOI $43,668 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$1.13M
$984.5K – $1.31M
NOI $78,759 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
36
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 Retail 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?
Mixed-use property - Commercial building and separate rented residence on a 1.14-acre property with commercial zoning and water available.
Where is this mixed-use property located?
The property is located at 9801 Ten-ten Road Raleigh, NC.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 3,557‑square‑foot commercial building plus a separate residential home; 1.14‑acre mixed‑use property at Ten‑Ten Road and Rand Road; Commercial/R30 zoning with Wake County neighborhood‑oriented retail uses referenced
