Fayetteville Office Building on
For Sale
$2,400,000
1995 Skibo Rd, Fayetteville, NC 28314
Two-story office building in Fayetteville's retail corridor.
Property Size9,870 SF
Lot Size0.55 Acres
Price / SF$243.16
Days on Market167
Property Features for 1995 Skibo Rd
General Information
Standard status
Active
Size
9,870 SF
Class
B
Lot size
0.55 Acres
Property subtype
Office
Building Details
Building Size
9,870 SF
Year Built
2008
Listed By:
Patrick Murray, CCIM, SIOR · License #NC #231098
(910) 861-0449
Source:
Grantmurrayre
Added: Mar 26
Changed: Sep 5
Last Checked: Sep 7 at 5:46AM
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 Patrick Murray, CCIM, SIOR
Investment Insights
Based on property information with market context.
Located at the signalized intersection of Skibo Road and Cliffdale Road, this two-story office building offers a compelling opportunity for investors or developers. The property, situated on 0.55 acres and zoned CC, is located within one of Fayetteville’s most active commercial corridors, benefiting from high daily traffic volumes. The surrounding area serves as the primary retail destination for a trade area exceeding 400,000 consumers and includes major anchors such as Cross Creek Mall and Freedom Town Center. The All American Freeway gates to Fort Liberty are just minutes away, supporting consistent daytime traffic and workforce demand. The 9,800+ square foot building features a professional, efficient layout with reception area, multiple private offices, break room, networking room, and private restrooms, all served by a common lobby with elevator access. The first floor is leased through 02/2020 at $99,614 annually (+NNN), providing in-place income, while the fully vacant second floor has been recently refurbished with fresh paint and updated flooring, allowing for immediate occupancy or lease-up. Pylon signage on both Skibo Road and Cliffdale Road enhances exposure, with direct driveway access from Skibo Road. Within a three-mile radius, the property draws from 73,963 residents with an average household income of $70,062. The short remaining lease term supports flexibility for future repositioning or redevelopment, particularly when combined with adjacent parcels to expand the site’s footprint.
Key Highlights
- Located in a high‑traffic commercial corridor at the signalized intersection of Skibo Road and Cliffdale Road, with a combined daily traffic count exceeding 71,500 vehicles.
- 9,800+ square foot, two‑story office building on 0.55 acres** in Fayetteville's dominant retail corridor.
- First floor is leased through 02/2026 at $99,614 annually (+NNN), providing in‑place income.
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
$120,658
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
5.03%
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%
$2,413,160
$2.4M
Cap Rate 7%
$1,723,686
$1.7M
Cap Rate 9%
$1,340,644
$1.3M
Market Conditions
NOI Build-Up for 9,870 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
$201.3K $20.40/SF
− Vacancy
−$40.5K −$4.10/SF
EGI
$160.9K $16.30/SF
− OpEx
−$40.2K −$4.07/SF
NOI
$120.7K $12.22/SF
Area
Fayetteville, NC
Vacancy
20.10%
Lease Rate
$20.40 /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%
$2,413,160
Cap Rate 7%
$1,723,686
Cap Rate 9%
$1,340,644
Alternative Uses
Best Use
Office B
$1.72M
$1.51M – $2.01M
NOI $120,658 @ 7.0% cap · market cap 5.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,414 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
631
Businesses Nearby
Explore this area
Business Placement
Demographics for 28314, NC
54,271
Population
24,832
Households
2.2
Avg Household Size
33
Median Age
28%
College-Educated
94%
High-School Grad
19.4 sq mi
ZIP Area
2,797
Density / Sq Mi
$60,036
Median Household Income
$38,047
Median Earnings
$1,197
Median Rent
$172,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-story office building in Fayetteville's retail corridor.
Where is this office building located?
The property is located at 1995 Skibo Rd Fayetteville, NC.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Located in a high‑traffic commercial corridor at the signalized intersection of Skibo Road and Cliffdale Road, with a combined daily traffic count exceeding 71,500 vehicles.; 9,800+ square foot, two‑story office building on 0.55 acres** in Fayetteville's dominant retail corridor.; First floor is leased through 02/2026 at $99,614 annually (+NNN), providing in‑place income.
