Mixed-Use Property with
For Sale
$699,900
9801 Ten Ten Rd, Raleigh, NC 27603
Includes a commercial building and a separate residential home on one property.
Property Size3,557 SF
Price / SF$196.77
Days on Market720
Property Features for 9801 Ten Ten Rd
General Information
Standard status
Active
Size
3,557 SF
Taxes and HOA fees
Annual Taxes
$1,765
Listing Agency:
The NC Real Estate Firm, LLC
(919) 414-7689
Listed By:
Tommy Myatt
(919) 414-7689
Source:
Exprealty
Added: Sep 10, 2024
Changed: Aug 29
Last Checked: Aug 29 at 4:24PM
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 The NC Real Estate Firm, LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines a 3,557-square-foot commercial building with a separate residential home. The commercial structure previously operated as Pollard's Grocery and Grill and is described as needing some updating. The residence conveys with the sale and is currently rented, providing an existing residential use alongside the commercial component.
The property is located at 9801 Ten Ten Rd in Raleigh, at the intersection of Ten-Ten Road and Rand Road. Its two-building configuration supports continued separation between the commercial and residential uses, subject to applicable requirements.
The property is located at 9801 Ten Ten Rd in Raleigh, at the intersection of Ten-Ten Road and Rand Road. Its two-building configuration supports continued separation between the commercial and residential uses, subject to applicable requirements.
Key Highlights
- 3,557‑square‑foot commercial building
- Separate residential home conveys with the property
- Residential home is currently rented
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
$46,952
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
6.71%
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%
$939,040
$939.0K
Cap Rate 7%
$670,743
$670.7K
Cap Rate 9%
$521,689
$521.7K
Market Conditions
NOI Build-Up for 3,557 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
$85.4K $24.00/SF
− Vacancy
−$10.2K −$2.88/SF
EGI
$75.1K $21.12/SF
− OpEx
−$28.2K −$7.92/SF
NOI
$47.0K $13.20/SF
Area
ZIP 27603
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$939,040
Cap Rate 7%
$670,743
Cap Rate 9%
$521,689
Alternative Uses
Best Use
Mixed Use
$670.7K
$586.9K – $782.5K
NOI $46,952 @ 7.0% cap · market cap 6.71%
Second Best
Retail
$623.8K
$545.9K – $727.8K
NOI $43,668 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$1.13M
$984.5K – $1.31M
NOI $78,759 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 27603, NC
54,616
Population
24,030
Households
2.3
Avg Household Size
34
Median Age
48%
College-Educated
94%
High-School Grad
51.4 sq mi
ZIP Area
1,063
Density / Sq Mi
$87,939
Median Household Income
$51,856
Median Earnings
$1,496
Median Rent
$347,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a commercial building and a separate residential home on one property.
Where is this mixed-use property located?
The property is located at 9801 Ten Ten Rd Raleigh, NC.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 3,557‑square‑foot commercial building; Separate residential home conveys with the property; Residential home is currently rented
