Two-Unit Duplex with Updated
For Sale
$260,000
1101 Eva St, Durham, NC 27703
Duplex with two-bedroom units, one available for occupancy and the other currently tenant-occupied.
Property Size2,208 SF
Price / SF$117.75
Days on Market12
Property Features for 1101 Eva St
General Information
Standard status
Active
Size
2,208 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Building Details
Year Built
1930
Buildings
1
Listing Agency:
Nest Realty of the Triangle
Listed By:
Lea Soray Christofferson
(919) 740-3333
Source:
Livelovechapelhilldurham
Added: Sep 16
Changed: Sep 23
Last Checked: Sep 26 at 12:16PM
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 Nest Realty of the Triangle
Investment Insights
Based on property information with market context.
Located at 1101 Eva St in Durham, this 2,208-square-foot duplex contains two separate residential units. Each unit offers two bedrooms and 1.5 baths, providing a consistent layout across the property. One side is available for occupancy and includes a spacious kitchen, full bathroom, generous living areas, and several flexible rooms. High ceilings, large windows, and original architectural elements add character, while an updated bathroom and neutral interior finishes support immediate use.
The second unit is tenant-occupied, creating an existing income-producing component within the property. The combination of two distinct units, matching bedroom and bath counts, and varied interior spaces offers a practical duplex configuration.
The second unit is tenant-occupied, creating an existing income-producing component within the property. The combination of two distinct units, matching bedroom and bath counts, and varied interior spaces offers a practical duplex configuration.
Key Highlights
- 2,208‑square‑foot duplex with two separate units
- Both units feature 2 bedrooms and 1.5 baths
- One unit is available for occupancy with an updated bathroom
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
$18,960
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
7.29%
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%
$379,200
$379.2K
Cap Rate 7%
$270,857
$270.9K
Cap Rate 9%
$210,667
$210.7K
Market Conditions
NOI Build-Up for 2,208 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
$30.5K $13.80/SF
− Vacancy
−$3.4K −$1.53/SF
EGI
$27.1K $12.27/SF
− OpEx
−$8.1K −$3.68/SF
NOI
$19.0K $8.59/SF
Area
Durham, NC
Vacancy
11.11%
Lease Rate
$13.80 /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%
$379,200
Cap Rate 7%
$270,857
Cap Rate 9%
$210,667
Alternative Uses
Best Use
Multifamily LT 5
$270.9K
$237.0K – $316.0K
NOI $18,960 @ 7.0% cap · market cap 7.29%
Second Best
Apartment 5plus
$237.1K
$207.5K – $276.7K
NOI $16,599 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$713.0K
$623.9K – $831.8K
NOI $49,909 @ 7.0% cap · market cap 19.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
595
Businesses Nearby
Explore this area
Business Placement
Demographics for 27703, NC
61,539
Population
27,122
Households
2.3
Avg Household Size
36
Median Age
45%
College-Educated
88%
High-School Grad
49.1 sq mi
ZIP Area
1,253
Density / Sq Mi
$86,953
Median Household Income
$51,462
Median Earnings
$1,469
Median Rent
$340,500
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two-bedroom units, one available for occupancy and the other currently tenant-occupied.
Where is this duplex located?
The property is located at 1101 Eva St Durham, NC.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 2,208‑square‑foot duplex with two separate units; Both units feature 2 bedrooms and 1.5 baths; One unit is available for occupancy with an updated bathroom
