Two-Level Mixed-Use
For Sale
$199,000
113 Donaldson St, Fayetteville, NC 28301
Open layouts span both levels, with an efficiency apartment arrangement upstairs.
Property Size1,080 SF
Price / SF$184.26
Days on Market41
Property Features for 113 Donaldson St
General Information
Standard status
Active
Size
1,080 SF
Additional Details
Road Access
Yes
Listing Agency:
PAPPAS REALTY
(910) 574-4444
Listed By:
PETER PAPPAS · License #202521
Source:
Tcrnc
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 5:33AM
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 PAPPAS REALTY
Investment Insights
Based on property information with market context.
This two-level mixed-use property at 113 Donaldson St in Fayetteville offers an open floorplan on each level. The second floor is arranged as an efficiency apartment, while the overall layout can accommodate a retail or executive office configuration.
The property is positioned in downtown Fayetteville on a quiet street. Parking is available in the Franklin Street Deck, adding a nearby parking option for occupants and visitors. The combination of open interior areas and a distinct upstairs apartment layout supports a flexible mixed-use configuration.
The property is positioned in downtown Fayetteville on a quiet street. Parking is available in the Franklin Street Deck, adding a nearby parking option for occupants and visitors. The combination of open interior areas and a distinct upstairs apartment layout supports a flexible mixed-use configuration.
Key Highlights
- Two‑level mixed‑use property with open floorplans on both levels
- Second‑floor efficiency apartment layout
- Retail or executive office configuration
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
$13,203
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
6.63%
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%
$264,060
$264.1K
Cap Rate 7%
$188,614
$188.6K
Cap Rate 9%
$146,700
$146.7K
Market Conditions
NOI Build-Up for 1,080 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
$22.0K $20.40/SF
− Vacancy
−$4.4K −$4.10/SF
EGI
$17.6K $16.30/SF
− OpEx
−$4.4K −$4.07/SF
NOI
$13.2K $12.22/SF
Area
Fayetteville, NC
Vacancy
20.10%
Lease Rate
$20.40 /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%
$264,060
Cap Rate 7%
$188,614
Cap Rate 9%
$146,700
Alternative Uses
Best Use
Office B
$188.6K
$165.0K – $220.1K
NOI $13,203 @ 7.0% cap · market cap 6.63%
Second Best
Mixed Use
$183.3K
$160.4K – $213.8K
NOI $12,830 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$236.7K
$207.1K – $276.1K
NOI $16,568 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,974
Businesses Nearby
Explore this area
Business Placement
Demographics for 28301, NC
17,670
Population
8,590
Households
2.1
Avg Household Size
35
Median Age
17%
College-Educated
88%
High-School Grad
12.4 sq mi
ZIP Area
1,425
Density / Sq Mi
$36,955
Median Household Income
$28,350
Median Earnings
$926
Median Rent
$109,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Open layouts span both levels, with an efficiency apartment arrangement upstairs.
Where is this mixed-use property located?
The property is located at 113 Donaldson St Fayetteville, NC.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Two‑level mixed‑use property with open floorplans on both levels; Second‑floor efficiency apartment layout; Retail or executive office configuration
