Mixed-Use Property With Multiple
For Sale
$995,000
1110 Hawkins Avenue, Sanford, NC 27330
COMMERCIAL - Sanford, NC
Property Size6,000 SF
Lot Size10.50 Acres
Price / SF$165.83
Days on Market250
Property Features for 1110 Hawkins Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
L-I, C-2, R-12
Parking
20
Subdivision
Not in a Subdivision
Standard status
Active
Size
6,000 SF
Lot size
10.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
3 Parcels: #964375139500 (PT Martin, LLC), #964375176500 (PT Martin, LLC), #964365626300 (Peter Martin)
Tax Annual Amount
6772
Legal Description
3 Parcels: #964375139500 (PT Martin, LLC), #964375176500 (PT Martin, LLC), #964365626300 (Peter Martin)
Building Details
Year built
1984
Floors in Building
1
Building materials
Brick Veneer, Concrete
Listing Agency:
Harris Realty & Auction
(919) 742-3286
Listed By:
Scott Harris · License #159569
(919) 498-4077
Added: Dec 11, 2025
Changed: Aug 4
Last Checked: Aug 18 at 7:06PM
MLS# 10137042
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 three commercial buildings totaling approximately 6,000 square feet, with individual buildings measuring 4,000, 800, and 1,200 square feet. Constructed between the mid-1980s and 1990s, the improvements are complemented by an early 1900s residence of approximately 1,437 square feet with two bedrooms and two bathrooms; the residence was updated in the 1980s. Construction materials include brick veneer and concrete.
The property fronts Hawkins Avenue in Sanford, positioned along a gateway route into Historic Downtown Sanford. Full utility service includes water, sewer, and natural gas. Zoning designations include L-I, C-2, and R-12, with approximately 3.7 acres within the flood zone. The commercial buildings previously accommodated a print shop and silk-screening business.
The property fronts Hawkins Avenue in Sanford, positioned along a gateway route into Historic Downtown Sanford. Full utility service includes water, sewer, and natural gas. Zoning designations include L-I, C-2, and R-12, with approximately 3.7 acres within the flood zone. The commercial buildings previously accommodated a print shop and silk-screening business.
Key Highlights
- Three commercial buildings totaling approximately 6,000 square feet
- Individual commercial buildings measure 4,000 sq ft, 800 sq ft, and 1,200 sq ft
- Full utilities include water, sewer, and natural gas
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
$63,045
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
6.34%
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%
$1,260,900
$1.3M
Cap Rate 7%
$900,643
$900.6K
Cap Rate 9%
$700,500
$700.5K
Market Conditions
NOI Build-Up for 6,000 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
$108.0K $18.00/SF
− Vacancy
−$7.1K −$1.19/SF
EGI
$100.9K $16.81/SF
− OpEx
−$37.8K −$6.30/SF
NOI
$63.0K $10.51/SF
Area
Lee County, NC
Vacancy
6.60%
Lease Rate
$18.00 /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%
$1,260,900
Cap Rate 7%
$900,643
Cap Rate 9%
$700,500
Alternative Uses
Best Use
Mixed Use
$900.6K
$788.1K – $1.05M
NOI $63,045 @ 7.0% cap · market cap 6.34%
Second Best
Industrial
$454.5K
$397.7K – $530.3K
NOI $31,817 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,125 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 27330, NC
39,489
Population
17,026
Households
2.3
Avg Household Size
39
Median Age
23%
College-Educated
85%
High-School Grad
210.7 sq mi
ZIP Area
187
Density / Sq Mi
$60,726
Median Household Income
$37,477
Median Earnings
$966
Median Rent
$213,000
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?
Mixed-use property - Multiple commercial structures sit on a utility-served tract with light industrial, commercial, and residential zoning.
Where is this mixed-use property located?
The property is located at 1110 Hawkins Avenue Sanford, NC.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Three commercial buildings totaling approximately 6,000 square feet; Individual commercial buildings measure 4,000 sq ft, 800 sq ft, and 1,200 sq ft; Full utilities include water, sewer, and natural gas
