Renovated Office Buildings For
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2117 Guess Road, Durham, NC 27705
Two renovated office buildings ideal for owner-user or investment.
Property Size5,220 SF
Lot Size0.72 Acres
Price / SF$455
Days on Market112
Property Features for 2117 Guess Road
General Information
Standard status
Active
Size
5,220 SF
Lot size
0.72 Acres
Property subtype
Office
Zoning
CN: Commercial Neighborhood, O&I: Office/Institutional
Investment Type
Owner/User
Building Details
Year Renovated
2022
Buildings
2
Stories
1
Units
6
Listing Agency:
KW Commercial Raleigh
(919) 675-2750
Listed By:
Dominique Ospina · License #360489
Source:
Crexi
Added: May 11
Changed: Aug 25
Last Checked: Aug 29 at 10:50AM
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 KW Commercial Raleigh
Investment Insights
Based on property information with market context.
The properties at 2117 and 2121 Guess Road comprise two single-story buildings, meticulously renovated and maintained. Completed in 2022, substantial renovations have resulted in turnkey interiors with consistent, high-quality finishes throughout. The building at 2117 Guess Road offers approximately 2,070 square feet, featuring multiple offices, a conference room, a restroom, and storage space. The 0.46-acre parcel has split zoning: the 3,150 square foot building is zoned CN: Commercial Neighborhood, while the parking lot is zoned O&I: Office/Institutional. The building at 2121 Guess Road provides approximately 3,150 square feet, with offices along the window line, meeting rooms, restrooms, storage, and a kitchen area. The 0.26-acre parcel is zoned O&I: Office/Institutional. These freestanding buildings are suited for an owner-user with consumer and administrative operations or for attracting tenant cash flow in the adjacent building. The variable zoning allows for multiple uses that can serve the occupant and the community.
Key Highlights
- Two renovated, turnkey buildings (2117 and 2121 Guess Road) ready for immediate occupancy.
- Substantial renovations completed in 2022 with consistent, high‑quality finishes.
- 2121 Guess Road features a well‑appointed kitchen area.
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
$80,618
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
3.39%
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%
$1,612,360
$1.6M
Cap Rate 7%
$1,151,686
$1.2M
Cap Rate 9%
$895,756
$895.8K
Market Conditions
NOI Build-Up for 5,220 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
$130.3K $24.96/SF
− Vacancy
−$22.8K −$4.37/SF
EGI
$107.5K $20.59/SF
− OpEx
−$26.9K −$5.15/SF
NOI
$80.6K $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%
$1,612,360
Cap Rate 7%
$1,151,686
Cap Rate 9%
$895,756
Alternative Uses
Best Use
Office B
$1.15M
$1.01M – $1.34M
NOI $80,618 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.47M – $1.97M
NOI $117,992 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
828
Businesses Nearby
Explore this area
Business Placement
Demographics for 27705, NC
50,472
Population
24,108
Households
2.1
Avg Household Size
34
Median Age
62%
College-Educated
91%
High-School Grad
42.1 sq mi
ZIP Area
1,199
Density / Sq Mi
$71,153
Median Household Income
$43,138
Median Earnings
$1,422
Median Rent
$398,500
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?
Office building - Two renovated office buildings ideal for owner-user or investment.
Where is this office building located?
The property is located at 2117 Guess Road Durham, NC.
What is the asking price?
The asking price for this property is $2,375,100.
What are key features of this property?
This property features: Two renovated, turnkey buildings (2117 and 2121 Guess Road) ready for immediate occupancy.; Substantial renovations completed in 2022 with consistent, high‑quality finishes.; 2121 Guess Road features a well‑appointed kitchen area.
