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    518 W South St Raleigh, NC 27601

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    0.61-acre assemblage suitable for multifamily or restaurant/bar development.

    Lot size:
    0.61 Acres

    Property Features for 518 W South St

    General Information

    Standard status
    Active
    Zoning
    IX-3 (Ind. Mixed Use 3 story height limit w/conditions
    Lot size
    0.61 Acres

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    Listing Contact
    Carter Worthy
    Source: Crexi

    Listing Agency: Carter Worthy Commercial Inc Listing Agent: Carter Worthy

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Raleigh Warehouse District Redevelopment Land

    This 0.61-acre assemblage in the Raleigh Warehouse District is suitable for a multifamily developer or a user/investor seeking a restaurant/bar location. The property includes two buildings that are currently functional and rented on short-term leases, providing net revenue during the development planning and approval process. The leases can be extended, or the buildings can be renovated to house two new food and beverage operations. The buildings offer surface parking and covered outdoor dining options, capitalizing on a downtown location with neighborhood accessibility. The property is situated near Red Hat Amphitheater, the Center for the Performing Arts, the Raleigh Convention Center, Union Station multi-modal hub, the Bus Rapid Transit line, the Raleigh Greenway, and Dorothea Dix Park. It is surrounded by over 2,500 new and under-construction residential units and lies within both the Frequent Transit Area and the Transit Overlay district, which provide options and incentives for increased height and greater residential densities. The property consists of four parcels of urban redevelopment land in the Raleigh Warehouse District. The property is zoned by the City of Raleigh for Industrial Mixed Use with Three Story Height Limit and Urban Limited frontage designation with conditions (IX-3 UL CUD). This zoning permits a range of uses including retail, light industrial, and residential, subject to zoning restrictions.
    Location Intelligence

    Current Use by Public Records

    Vault Craft Beer Bar & Pub Prayer of Deliverance Church

    Suggested Use

    Real Estate Agency Spa & Massage Center Restaurant Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Raleigh
    County
    Wake
    State
    North Carolina
    Longitude
    -78.632921
    Latitude
    35.771894

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    FAQs

    What type of property is this?
    Mixed-use property - 0.61-acre assemblage suitable for multifamily or restaurant/bar development.
    Where is this mixed-use property located?
    The property is located at 518 W South St Raleigh, NC.
    What are key features of this property?
    This property features: - Prime downtown Raleigh location in the dynamic Warehouse District; - .61-acre assemblage suitable for multifamily development or restaurant/bar location; - Located within the Frequent Transit Area and Transit Overlay district, offering incentives for increased height and residential densities
    Request Owner's contact information
    518 W South St Raleigh, NC 27601
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    Raleigh, NC 27601
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    518 W South St Raleigh, NC 27601
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    Listing Contact
    Carter Worthy
    Real Estate License ID: 81874
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