Duplex For Sale with 2
For Sale
$185,000
1733/1737 Cumberland Drive, Fayetteville, NC 28311
MULTI_FAMILY - Other - Fayetteville, NC
Property Size1,428 SF
Price / SF$129.55
Days on Market72
Property Features for 1733/1737 Cumberland Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
R6A - Residential District
Rooms
Laundry Room
Interior features
CeilingFans, EatInKitchen, SeparateFormalLivingRoom, TubShower, UtilityRoom
Subdivision
EUREKA SPRG
Middle school
Pine Forest Middle School
High school
Pine Forest Senior High
Directions
GPS Friendly
Standard status
Active
APN
0520-48-8885.000
Taxes and HOA fees
Tax Description
EUREKA SPRINGS DEV LO:4 SE:01 BL:H PL:0015-0020
Legal Description
EUREKA SPRINGS DEV LO:4 SE:01 BL:H PL:0015-0020
Utilities
Sewer type
Septic Tank
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1941
Number of units
2
Flooring type
Vinyl
Building materials
WoodSiding
Architectural style
Other
Listing Agency:
LPT REALTY LLC
(877) 366-2213
Listed By:
PATRICK WHITE · License #341975
(912) 580-1281
Added: Jun 8
Changed: Jul 31
Last Checked: Aug 18 at 9:06PM
MLS# 763808
Copyright © 2026 Longleaf Pine Realtors. 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.
1733/1737 Cumberland Drive is a duplex with two 2-bedroom, 1-bath units. One unit is currently vacant and the other is occupied, providing flexibility for immediate occupancy, owner-occupancy with rental income, or a repositioning strategy. Built in 1941, the property includes central air conditioning (electric) and a practical interior layout with features such as an eat-in kitchen, separate formal living room space, a utility room, and ceiling fans.
The duplex is located just outside Honeycutt Gate and off McArthur Road in Fayetteville, NC, with access to Fort Bragg, Downtown Fayetteville, Ramsey Street, and I-295. Utilities include public water and a septic tank sewer system.
Interior finishes include vinyl flooring, and the exterior is wood siding. The property offers a straightforward duplex configuration for an owner seeking to manage both sides of the building or place a tenant in the currently vacant unit.
The duplex is located just outside Honeycutt Gate and off McArthur Road in Fayetteville, NC, with access to Fort Bragg, Downtown Fayetteville, Ramsey Street, and I-295. Utilities include public water and a septic tank sewer system.
Interior finishes include vinyl flooring, and the exterior is wood siding. The property offers a straightforward duplex configuration for an owner seeking to manage both sides of the building or place a tenant in the currently vacant unit.
Key Highlights
- Two 2‑bedroom, 1‑bath units at 1733/1737 Cumberland Drive
- One unit currently vacant and the other occupied
- Built in 1941 with wood siding exterior
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
$13,034
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
7.05%
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%
$260,680
$260.7K
Cap Rate 7%
$186,200
$186.2K
Cap Rate 9%
$144,822
$144.8K
Market Conditions
NOI Build-Up for 1,428 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
$19.7K $13.80/SF
− Vacancy
−$1.1K −$0.76/SF
EGI
$18.6K $13.04/SF
− OpEx
−$5.6K −$3.91/SF
NOI
$13.0K $9.13/SF
Area
Fayetteville, NC
Vacancy
5.51%
Lease Rate
$13.80 /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%
$260,680
Cap Rate 7%
$186,200
Cap Rate 9%
$144,822
Alternative Uses
Best Use
Multifamily LT 5
$186.2K
$162.9K – $217.2K
NOI $13,034 @ 7.0% cap · market cap 7.05%
Second Best
Apartment 5plus
$171.2K
$149.8K – $199.8K
NOI $11,986 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$313.0K
$273.8K – $365.1K
NOI $21,907 @ 7.0% cap · market cap 11.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 28311, NC
36,302
Population
16,275
Households
2.2
Avg Household Size
35
Median Age
34%
College-Educated
94%
High-School Grad
36.5 sq mi
ZIP Area
995
Density / Sq Mi
$60,033
Median Household Income
$38,469
Median Earnings
$1,122
Median Rent
$195,700
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 - Duplex features two 2-bedroom units, one vacant and one occupied, with central air and public water plus septic.
Where is this duplex located?
The property is located at 1733/1737 Cumberland Drive Fayetteville, NC.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units at 1733/1737 Cumberland Drive; One unit currently vacant and the other occupied; Built in 1941 with wood siding exterior
