Updated Two-Bedroom
New
For Sale
$129,900
2723 Rivercliff Road, Fayetteville, NC 28301
Residential, Fayetteville, NC
Property Size1,000 SF
Lot Size1,000.00 Acres
Price / SF$129.90
Days on Market6
Property Features for 2723 Rivercliff Road
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning description
SF6 - Single Family Res 6
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bathroom 2, Bathroom 1, Dining Room, Bedroom 1, Bedroom 2
Window features
Blinds
Patio and Porch features
Patio, Porch
Interior features
PrimaryDownstairs, LivingDiningRoom, BathInPrimaryBedroom, Pantry, WindowTreatments
Exterior features
Porch, Patio
Appliances
Dishwasher, Range, Refrigerator, RangeHood, WaterHeater
Subdivision
RIVERCLIFF
Lot features
Less Than Quarter Acre, Partially Cleared
Middle school
Nick Jeralds Middle School
High school
E. E. Smith High
Directions
From downtown Fayetteville, travel north on Ramsey Street. Turn right onto Eastwood Avenue and continue into the Rivercliff subdivision. Turn right onto Rivercliff Road and follow the road to 2723 Rivercliff Road. The property will be on your left.
Standard status
Active
APN
0438-98-9813.000
Size
1,000 SF
Lot size
1,000.00 Acres
Taxes and HOA fees
Tax Description
RIVERCLIFF VILLAS LO:21B SE:1 PL:0058-0001
Legal Description
RIVERCLIFF VILLAS LO:21B SE:1 PL:0058-0001
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1985
Flooring type
Carpet, Vinyl, Laminate
Building materials
WoodSiding
Architectural style
Other
Listing Agency:
THE NEW REALTY GROUP
Listed By:
DEWEY GAMBLE · License #169503
(919) 772-1338
Added: Aug 31
Changed: Sep 3
Last Checked: Sep 5 at 5:06AM
MLS# 768640
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.
This 1,000-square-foot duplex was built in 1985 and includes two bedrooms, two full bathrooms, a living and dining area, kitchen, pantry, and laundry room. Each bedroom has its own bathroom, while the interior includes updated flooring, recent paint, window treatments, and appliances including a dishwasher, range, range hood, refrigerator, and water heater. A porch and patio extend the usable living area.
Major property improvements include a roof approximately 2 years old, an updated sewer line, and a new electrical panel. Public water and public sewer serve the property, with forced-air electric heat and central air conditioning. The home is located on Rivercliff Road in Fayetteville, near walking trails along the Cape Fear River, Fayetteville State University, Fayetteville Technical Community College, neighborhood schools, shopping, and dining.
Major property improvements include a roof approximately 2 years old, an updated sewer line, and a new electrical panel. Public water and public sewer serve the property, with forced-air electric heat and central air conditioning. The home is located on Rivercliff Road in Fayetteville, near walking trails along the Cape Fear River, Fayetteville State University, Fayetteville Technical Community College, neighborhood schools, shopping, and dining.
Key Highlights
- 1,000‑square‑foot duplex with 2 bedrooms and 2 bathrooms
- Each bedroom includes its own full bathroom
- Roof is approximately 2 years old
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
$8,393
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
6.46%
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%
$167,860
$167.9K
Cap Rate 7%
$119,900
$119.9K
Cap Rate 9%
$93,256
$93.3K
Market Conditions
NOI Build-Up for 1,000 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
$16.2K $16.20/SF
− Vacancy
−$940 −$0.94/SF
EGI
$15.3K $15.26/SF
− OpEx
−$6.9K −$6.87/SF
NOI
$8.4K $8.39/SF
Area
Fayetteville, NC
Vacancy
5.80%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$167,860
Cap Rate 7%
$119,900
Cap Rate 9%
$93,256
Alternative Uses
Best Use
Apartment 5plus
$119.9K
$104.9K – $139.9K
NOI $8,393 @ 7.0% cap · market cap 6.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$219.2K
$191.8K – $255.7K
NOI $15,341 @ 7.0% cap · market cap 11.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
Explore this area
Business Placement
Demographics for 28301, NC
17,670
Population
8,590
Households
2.1
Avg Household Size
35
Median Age
17%
College-Educated
88%
High-School Grad
12.4 sq mi
ZIP Area
1,425
Density / Sq Mi
$36,955
Median Household Income
$28,350
Median Earnings
$926
Median Rent
$109,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Two-bedroom layout with a full bathroom serving each bedroom and recent improvements throughout.
Where is this single family property located?
The property is located at 2723 Rivercliff Road Fayetteville, NC.
What is the asking price?
The asking price for this property is $129,900.
What are key features of this property?
This property features: 1,000‑square‑foot duplex with 2 bedrooms and 2 bathrooms; Each bedroom includes its own full bathroom; Roof is approximately 2 years old
