Ground-Floor Medical Office
For Sale
Contact for pricing
2153 Valleygate Drive, Fayetteville, NC 28304
Ground-floor medical suite with reception, exam rooms, physician offices, and elevator access, offered with shared parking.
Property Size5,994 SF
Price / SF$261.09
Days on Market56
Property Features for 2153 Valleygate Drive
General Information
Standard status
Active
Size
5,994 SF
Class
B
Property subtype
Office
Zoning
LC - Limited Commercial
Occupancy
100%
Lease Type
NNN
Building Details
Year Built
2000
Buildings
1
Tenancy
Single
Listing Agency:
Franklin Johnson Commercial Real Estate
(910) 818-8400
Listed By:
Franklin Johnson · License #NC 146789
Source:
Crexi
Added: Jun 17
Changed: Aug 9
Last Checked: Aug 10 at 10:47AM
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 Franklin Johnson Commercial Real Estate
Investment Insights
Based on property information with market context.
This 5,994 SF ground-floor medical office suite is designed for healthcare use and configured for patient visits and clinical workflow. The interior includes a reception and waiting area, eight exam rooms, physician and other offices, five restrooms, a break room, conference room, and storage. Access is supported by elevator service and a separate staircase, with shared common areas throughout the building.
The property is located near the intersection of Village Drive and Robeson Street, with prominent signage on two sides facing both roadways. The surrounding area includes Highland Country Club and major healthcare and education users, including Cape Fear Valley Medical Center and the Methodist University Cape Fear Valley Health School of Medicine.
The suite is currently under a three-year lease to Cape Fear Valley Health System, with the lease beginning January 1, 2026 on a triple net basis. For buyers seeking a healthcare-oriented investment or long-term medical space, the existing exam room and office layout provides an immediately functional foundation for continued medical operations.
The property is located near the intersection of Village Drive and Robeson Street, with prominent signage on two sides facing both roadways. The surrounding area includes Highland Country Club and major healthcare and education users, including Cape Fear Valley Medical Center and the Methodist University Cape Fear Valley Health School of Medicine.
The suite is currently under a three-year lease to Cape Fear Valley Health System, with the lease beginning January 1, 2026 on a triple net basis. For buyers seeking a healthcare-oriented investment or long-term medical space, the existing exam room and office layout provides an immediately functional foundation for continued medical operations.
Key Highlights
- 5,994 SF ground‑floor medical office suite built in 2000
- Designed for medical use with reception/waiting, 8 exam rooms, physician/office space, break room, and conference room
- Includes 5 restrooms plus storage space
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
$73,275
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
4.68%
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%
$1,465,500
$1.5M
Cap Rate 7%
$1,046,786
$1.0M
Cap Rate 9%
$814,167
$814.2K
Market Conditions
NOI Build-Up for 5,994 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
$122.3K $20.40/SF
− Vacancy
−$24.6K −$4.10/SF
EGI
$97.7K $16.30/SF
− OpEx
−$24.4K −$4.07/SF
NOI
$73.3K $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%
$1,465,500
Cap Rate 7%
$1,046,786
Cap Rate 9%
$814,167
Alternative Uses
Best Use
Office B
$1.05M
$915.9K – $1.22M
NOI $73,275 @ 7.0% cap · market cap 4.68%
Second Best
Healthcare Medical
$887.8K
$776.8K – $1.04M
NOI $62,146 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,953 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
929
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28304, NC
37,120
Population
16,424
Households
2.3
Avg Household Size
37
Median Age
25%
College-Educated
92%
High-School Grad
17.4 sq mi
ZIP Area
2,133
Density / Sq Mi
$57,867
Median Household Income
$35,907
Median Earnings
$1,218
Median Rent
$154,300
Median Home Value
Market
Vacancy Rate% for Office in South region
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- Department of Veterans Affairs Integrated Disability Evaluation System — 2301 Robeson St #103, Fayetteville, NC 28305
Frequently Asked Questions
What type of property is this?
Medical Office Space - Ground-floor medical suite with reception, exam rooms, physician offices, and elevator access, offered with shared parking.
Where is this medical office space located?
The property is located at 2153 Valleygate Drive Fayetteville, NC.
What is the asking price?
The asking price for this property is $1,565,000.
What are key features of this property?
This property features: 5,994 SF ground‑floor medical office suite built in 2000; Designed for medical use with reception/waiting, 8 exam rooms, physician/office space, break room, and conference room; Includes 5 restrooms plus storage space
