Two-Level Mixed-Use
For Sale
$199,000
113 Donaldson Street, Fayetteville, NC 28301
CommercialSale, Fayetteville, NC
Property Size1,080 SF
Price / SF$184.26
Days on Market59
Property Features for 113 Donaldson Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
DT - Downtown
Subdivision
DOWNTOWN
Lot features
Less Than Quarter Acre
Standard status
Active
APN
0437-54-9054
Size
1,080 SF
Taxes and HOA fees
Tax Description
STORE 113 E/S DONALDSON ST
Legal Description
STORE 113 E/S DONALDSON ST
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Building materials
BrickVeneer, Frame
Listing Agency:
PAPPAS REALTY
(910) 221-5789
Listed By:
PETER PAPPAS · License #202521
(910) 574-4444
Added: Jul 8
Changed: Aug 19
Last Checked: Sep 4 at 1:06PM
MLS# 765769
Copyright © 2026 Longleaf Pine Realtors. 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 1,080-square-foot mixed-use property provides an open arrangement across two levels. The lower level can accommodate retail or executive office functions, while the second floor includes an efficiency apartment layout. Brick veneer and frame construction give the building a combination of masonry and framed elements.
Set on a quiet downtown street in Fayetteville, the property has parking available at the Franklin Street Deck. Public water and public sewer serve the site, supporting its existing commercial and residential configuration.
Set on a quiet downtown street in Fayetteville, the property has parking available at the Franklin Street Deck. Public water and public sewer serve the site, supporting its existing commercial and residential configuration.
Key Highlights
- 1,080 SF mixed‑use property arranged across two levels
- Retail or executive office configuration on the lower level
- Efficiency apartment layout on the 2nd floor
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 - Flexible configuration accommodates retail or executive office use with an efficiency apartment layout upstairs.
Where is this mixed-use property located?
The property is located at 113 Donaldson Street 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: 1,080 SF mixed‑use property arranged across two levels; Retail or executive office configuration on the lower level; Efficiency apartment layout on the 2nd floor
