New Construction
For Sale
$365,500
149 Sandy Drive, Jacksonville, NC 28546
Two separately metered residences each include two bedrooms, two bathrooms, and a covered porch.
Property Size1,900 SF
Days on Market109
Property Features for 149 Sandy Drive
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Multi Family Home
Zoning
Rmf-Ld
Building Details
Building Size
1,900 SF
Year Built
2026
Stories
2
Units
2
Listing Agency:
Coldwell Banker Sea Coast Advantage-Hampstead
(910) 787-0877
Listed By:
Avery Washington · License #312418
(910) 787-0877
Source:
Dunwoodybrokers
Added: Apr 29
Changed: Aug 11
Last Checked: Aug 14 at 1:27PM
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 Coldwell Banker Sea Coast Advantage-Hampstead
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains two independent residences, each configured with two bedrooms and two bathrooms. Separate metering supports distinct utility arrangements for the units. Both residences include large covered porches and access to a spacious yard.
The property is located at 149 Sandy Drive in Jacksonville, North Carolina, near local schools and commercial centers. RMF-LD zoning is identified for the site.
The property is located at 149 Sandy Drive in Jacksonville, North Carolina, near local schools and commercial centers. RMF-LD zoning is identified for the site.
Key Highlights
- Two‑unit duplex completed in 2026
- Each unit offers 2 bedrooms and 2 bathrooms
- Separate utility metering for each residence
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
$19,002
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
5.20%
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%
$380,040
$380.0K
Cap Rate 7%
$271,457
$271.5K
Cap Rate 9%
$211,133
$211.1K
Market Conditions
NOI Build-Up for 1,900 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
$28.5K $15.00/SF
− Vacancy
−$1.4K −$0.71/SF
EGI
$27.1K $14.29/SF
− OpEx
−$8.1K −$4.29/SF
NOI
$19.0K $10.00/SF
Area
Onslow County, NC
Vacancy
4.75%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$380,040
Cap Rate 7%
$271,457
Cap Rate 9%
$211,133
Alternative Uses
Best Use
Multifamily LT 5
$271.5K
$237.5K – $316.7K
NOI $19,002 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$246.8K
$215.9K – $287.9K
NOI $17,274 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$412.7K
$361.2K – $481.5K
NOI $28,892 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 28546, NC
48,547
Population
21,387
Households
2.3
Avg Household Size
30
Median Age
25%
College-Educated
95%
High-School Grad
103.9 sq mi
ZIP Area
467
Density / Sq Mi
$60,552
Median Household Income
$39,487
Median Earnings
$1,174
Median Rent
$212,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered residences each include two bedrooms, two bathrooms, and a covered porch.
Where is this duplex located?
The property is located at 149 Sandy Drive Jacksonville, NC.
What is the asking price?
The asking price for this property is $365,500.
What are key features of this property?
This property features: Two‑unit duplex completed in 2026; Each unit offers 2 bedrooms and 2 bathrooms; Separate utility metering for each residence
