Historic Downtown Durham Corner
For Sale
$1,360,000
125 E Parrish, Durham, NC 27701
Fully leased retail and office space in Durham's City Center.
Property Size3,775 SF
Price / SF$360.26
Days on Market440
Property Features for 125 E Parrish
General Information
Standard status
Active
Size
3,775 SF
Taxes and HOA fees
Annual Taxes
$8,068
Building Details
Year Built
1910
Listing Agency:
DEEP DURHAM REAL ESTATE
Listed By:
MICHAEL DEPASQUALE
Source:
Corcoran
Added: Jun 9, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 DEEP DURHAM REAL ESTATE
Investment Insights
Based on property information with market context.
Located in the heart of Downtown Durham, this historic corner building in City Center offers 3775 square feet of gross building area. The property is fully leased to a retail tenant on the first floor and an office tenant on the second floor. The building underwent a $500,000 renovation that preserved the historic architecture and period details. The zoning is flexible, allowing for potential conversion to a show-stopper apartment with a roof addition or roof deck; architectural and structural plans for a residence are available for review. The corner building benefits from ample natural light through large south and east-facing windows. The first floor features high ceilings, renovated storefront windows, a new concrete floor, one restroom, painted brick, and restored original pressed tin and beadboard ceilings. The second floor includes a large loft space with vaulted ceilings and exposed beams, exposed brick, multiple skylights, maple hardwood floors, two restrooms, and a kitchenette, along with one private office. Two parking spaces are leased from a church and subleased to the tenants.
Key Highlights
- Historic Downtown Durham corner building in City Center location.
- Fully leased to retail and office tenants, providing immediate income.
- $500K renovation preserving historic architecture and period details.
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
$58,301
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
4.29%
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%
$1,166,020
$1.2M
Cap Rate 7%
$832,871
$832.9K
Cap Rate 9%
$647,789
$647.8K
Market Conditions
NOI Build-Up for 3,775 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
$94.2K $24.96/SF
− Vacancy
−$16.5K −$4.37/SF
EGI
$77.7K $20.59/SF
− OpEx
−$19.4K −$5.15/SF
NOI
$58.3K $15.44/SF
Area
Durham, NC
Vacancy
17.50%
Lease Rate
$24.96 /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%
$1,166,020
Cap Rate 7%
$832,871
Cap Rate 9%
$647,789
Alternative Uses
Best Use
Office B
$832.9K
$728.8K – $971.7K
NOI $58,301 @ 7.0% cap · market cap 4.29%
Second Best
Retail
$621.7K
$544.0K – $725.4K
NOI $43,522 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,329 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,126
Businesses Nearby
Explore this area
Business Placement
Demographics for 27701, NC
25,208
Population
13,409
Households
1.9
Avg Household Size
34
Median Age
50%
College-Educated
85%
High-School Grad
5.2 sq mi
ZIP Area
4,848
Density / Sq Mi
$66,852
Median Household Income
$47,681
Median Earnings
$1,279
Median Rent
$457,600
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?
Retail space - Fully leased retail and office space in Durham's City Center.
Where is this retail space located?
The property is located at 125 E Parrish Durham, NC.
What is the asking price?
The asking price for this property is $1,360,000.
What are key features of this property?
This property features: Historic Downtown Durham corner building in City Center location.; Fully leased to retail and office tenants, providing immediate income.; $500K renovation preserving historic architecture and period details.
