Mixed-Use Building with Upstairs
New
For Sale
$1,100,000
109 S Raiford St, Selma, NC 27576
Street-level commercial space paired with residential living above creates a flexible live-work property configuration.
Property Size4,578 SF
Price / SF$240.28
Days on Market5
Property Features for 109 S Raiford St
General Information
Standard status
Active
Size
4,578 SF
Property subtype
Commercial
Building Details
Year Built
1910
Buildings
1
Listing Agency:
Real Broker, LLC
Listed By:
Peter Kima · License #247276
(919) 609-6777
Source:
Myhomesearchtriangle
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 11:03AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Real Broker, LLC
Investment Insights
Based on property information with market context.
Built in 1910, this 4,578-square-foot mixed-use property combines business and residential space within one building. The street-level area is configured for commercial occupancy, while a residence occupies the upper level, creating a live-work arrangement with separate spaces for business and living.
Located at 109 S Raiford St in Selma, NC 27576, the property offers a central-town setting within a community recognized in the source information for its historic character and small-town environment. The two-level configuration supports owner occupancy, separate leasing, or a combination of commercial and residential use, subject to applicable requirements.
Located at 109 S Raiford St in Selma, NC 27576, the property offers a central-town setting within a community recognized in the source information for its historic character and small-town environment. The two-level configuration supports owner occupancy, separate leasing, or a combination of commercial and residential use, subject to applicable requirements.
Key Highlights
- 4,578‑square‑foot mixed‑use building
- Street‑level commercial space
- Residential living area above the commercial level
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
$70,274
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%
$1,405,480
$1.4M
Cap Rate 7%
$1,003,914
$1.0M
Cap Rate 9%
$780,822
$780.8K
Market Conditions
NOI Build-Up for 4,578 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
$112.6K $24.60/SF
− Vacancy
−$18.9K −$4.13/SF
EGI
$93.7K $20.47/SF
− OpEx
−$23.4K −$5.12/SF
NOI
$70.3K $15.35/SF
Area
Johnston County, NC
Vacancy
16.80%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,405,480
Cap Rate 7%
$1,003,914
Cap Rate 9%
$780,822
Alternative Uses
Best Use
Office B
$1.00M
$878.4K – $1.17M
NOI $70,274 @ 7.0% cap · market cap 6.39%
Second Best
Retail
$802.9K
$702.5K – $936.7K
NOI $56,202 @ 7.0% cap · market cap 5.11%
Theoretical Best
Office A
$1.38M
$1.21M – $1.62M
NOI $96,947 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
368
Businesses Nearby
Explore this area
Business Placement
Demographics for 27576, NC
17,568
Population
7,911
Households
2.2
Avg Household Size
37
Median Age
18%
College-Educated
84%
High-School Grad
81.3 sq mi
ZIP Area
216
Density / Sq Mi
$62,044
Median Household Income
$39,262
Median Earnings
$874
Median Rent
$178,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office 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 - Street-level commercial space paired with residential living above creates a flexible live-work property configuration.
Where is this mixed-use property located?
The property is located at 109 S Raiford St Selma, NC.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,578‑square‑foot mixed‑use building; Street‑level commercial space; Residential living area above the commercial level
