Flex Property with Warehouse
For Sale
$1,250,000
1212-1216 Gum Branch Road, Jacksonville, NC 28540
COMMERCIAL - Jacksonville, NC
Property Size8,206 SF
Lot Size3.60 Acres
Price / SF$152.33
Days on Market441
Property Features for 1212-1216 Gum Branch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CC
Subdivision
Not In Subdivision
Directions
Gum Branch Rd between Onsville Drive and Branchwood Drive, next to Angry Ginger
Standard status
Active
APN
442-38
Size
8,206 SF
Lot size
3.60 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
GUM BRANCH & ONSVILLE
Tax Annual Amount
9531
Legal Description
GUM BRANCH & ONSVILLE
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1974
Listing Agency:
Ray Properties, INC
(910) 346-8218
Listed By:
Matt C Ray · License #266827
(910) 388-6620
Added: Jun 5, 2025
Changed: Aug 19
Last Checked: Aug 19 at 9:06PM
MLS# 100511862
Copyright © 2026 Hive 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 flex property combines a primary commercial building with two rear warehouses totaling approximately 2,700 SF. The site also includes a laydown yard, electric heating, and a 1974 construction date. Current occupants include Chick-fil-A Administrative Offices and Overhead Door Company, providing existing office and commercial activity within the asset.
The property encompasses approximately 3.6 acres and extends between Gum Branch Road and Onsville Drive in Jacksonville. That configuration provides access from both roads, while the Gum Branch Road frontage supports the property's commercial exposure. CC zoning applies to the site.
The property encompasses approximately 3.6 acres and extends between Gum Branch Road and Onsville Drive in Jacksonville. That configuration provides access from both roads, while the Gum Branch Road frontage supports the property's commercial exposure. CC zoning applies to the site.
Key Highlights
- Approximately 3.6‑acre commercial site in Jacksonville, NC
- Two rear warehouses totaling approximately 2,700 SF
- Laydown yard area included with the warehouse component
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
$94,164
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
7.53%
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%
$1,883,280
$1.9M
Cap Rate 7%
$1,345,200
$1.3M
Cap Rate 9%
$1,046,267
$1.0M
Market Conditions
NOI Build-Up for 8,206 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
$147.7K $18.00/SF
− Vacancy
−$22.2K −$2.70/SF
EGI
$125.6K $15.30/SF
− OpEx
−$31.4K −$3.82/SF
NOI
$94.2K $11.48/SF
Area
Onslow County, NC
Vacancy
15.00%
Lease Rate
$18.00 /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%
$1,883,280
Cap Rate 7%
$1,345,200
Cap Rate 9%
$1,046,267
Alternative Uses
Best Use
Office B
$1.35M
$1.18M – $1.57M
NOI $94,164 @ 7.0% cap · market cap 7.53%
Second Best
Flex RnD
$1.06M
$926.5K – $1.24M
NOI $74,120 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,784 @ 7.0% cap · market cap 9.98%
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
541
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28540, NC
49,739
Population
21,466
Households
2.3
Avg Household Size
32
Median Age
23%
College-Educated
92%
High-School Grad
110.3 sq mi
ZIP Area
451
Density / Sq Mi
$61,462
Median Household Income
$32,313
Median Earnings
$1,014
Median Rent
$201,700
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?
Flex space - Commercial property with established office tenants, rear warehouse buildings, and access from two roads.
Where is this flex space located?
The property is located at 1212-1216 Gum Branch Road Jacksonville, NC.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Approximately 3.6‑acre commercial site in Jacksonville, NC; Two rear warehouses totaling approximately 2,700 SF; Laydown yard area included with the warehouse component
