Massage Therapy Office
For Sale
$179,900
Pending
1100 Logger Court, Raleigh, NC 27609
COMMERCIAL - Raleigh, NC
Property Size1,036 SF
Days on Market99
Property Features for 1100 Logger Court
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OX-3
Standard status
Pending
Size
1,036 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Surbu Off Pk North Condo Unf103
Tax Annual Amount
988
Legal Description
Surbu Off Pk North Condo Unf103
Building Details
Year built
1981
Listing Agency:
Kevin Van Zyl
(919) 608-1306
Listed By:
KEVIN Van Zyl
(919) 608-1306
Added: May 3
Changed: Aug 4
Last Checked: Aug 9 at 3:06PM
MLS# 10164616
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 for-sale office condo is configured with four large rooms and one bathroom. The unit is currently being used for massage therapy, providing a ready-to-operate layout for wellness-focused professional services. The interior size is listed at 1,036 square feet.
The property is located at 1100 Logger Court in Raleigh, NC 27609, in Wake County. The zoning is OX-3. Per the seller’s remarks, the unit is sold with a lease in place, and the buyer must honor the existing lease through the end of the year.
For buyers seeking an office condominium with an immediately occupied, wellness-oriented use, this setup may be a practical fit. Because the unit is already utilized for massage therapy and is subject to an in-place lease, the next owner should plan around the remaining term and lease obligations. The property’s condo format may also appeal to buyers looking for a defined, manageable office unit rather than a larger standalone building.
The property is located at 1100 Logger Court in Raleigh, NC 27609, in Wake County. The zoning is OX-3. Per the seller’s remarks, the unit is sold with a lease in place, and the buyer must honor the existing lease through the end of the year.
For buyers seeking an office condominium with an immediately occupied, wellness-oriented use, this setup may be a practical fit. Because the unit is already utilized for massage therapy and is subject to an in-place lease, the next owner should plan around the remaining term and lease obligations. The property’s condo format may also appeal to buyers looking for a defined, manageable office unit rather than a larger standalone building.
Key Highlights
- Lowest priced office condo in the 27609.
- Great investment opportunity.
- Incredible location in North Raleigh.
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
$14,352
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
7.98%
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%
$287,040
$287.0K
Cap Rate 7%
$205,029
$205.0K
Cap Rate 9%
$159,467
$159.5K
Market Conditions
NOI Build-Up for 1,036 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
$23.0K $22.20/SF
− Vacancy
−$3.9K −$3.73/SF
EGI
$19.1K $18.47/SF
− OpEx
−$4.8K −$4.62/SF
NOI
$14.4K $13.85/SF
Area
Raleigh, NC
Vacancy
16.80%
Lease Rate
$22.20 /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%
$287,040
Cap Rate 7%
$205,029
Cap Rate 9%
$159,467
Alternative Uses
Best Use
Office B
$205.0K
$179.4K – $239.2K
NOI $14,352 @ 7.0% cap · market cap 7.98%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$284.7K
$249.1K – $332.2K
NOI $19,930 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,120
Businesses Nearby
Explore this area
Business Placement
Demographics for 27609, NC
36,218
Population
19,740
Households
1.8
Avg Household Size
38
Median Age
61%
College-Educated
93%
High-School Grad
10.9 sq mi
ZIP Area
3,323
Density / Sq Mi
$81,538
Median Household Income
$53,670
Median Earnings
$1,393
Median Rent
$441,100
Median Home Value
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?
Office units - A leased office condo with four rooms and one bath, currently operating as a massage therapy space.
Where is this office units located?
The property is located at 1100 Logger Court Raleigh, NC.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Lowest priced office condo in the 27609.; Great investment opportunity.; Incredible location in North Raleigh.
