Medical Office
For Sale
$750,000
2805 McLamb Pl, Goldsboro, NC 27534
Built in 1987, the property previously supported a psychiatric practice near UNC Health Wayne.
Property Size4,200 SF
Price / SF$178.57
Days on Market35
Property Features for 2805 McLamb Pl
General Information
Standard status
Active
Size
4,200 SF
Building Details
Year Built
1987
Listing Agency:
Wayne Realty
(919) 735-1876
Listed By:
Bob Logan · License #72422
Source:
Bradberrygarnerrealestate
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 30 at 12:12AM
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 Wayne Realty
Investment Insights
Based on property information with market context.
Located at 2805 McLamb Pl in Goldsboro, this 4,200-square-foot medical office property was built in 1987. Its prior use as a psychiatrist’s office provides a clear healthcare-oriented operating history.
The property is situated in close proximity to UNC Health Wayne, placing an established medical facility nearby. The asset is offered for sale as medical office space, with the existing professional-use profile providing a straightforward basis for continued medical occupancy or related office operations.
The property is situated in close proximity to UNC Health Wayne, placing an established medical facility nearby. The asset is offered for sale as medical office space, with the existing professional-use profile providing a straightforward basis for continued medical occupancy or related office operations.
Key Highlights
- 4,200‑square‑foot medical office property
- Built in 1987
- Previously used as a psychiatrist’s office
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
$54,704
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
7.29%
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%
$1,094,080
$1.1M
Cap Rate 7%
$781,486
$781.5K
Cap Rate 9%
$607,822
$607.8K
Market Conditions
NOI Build-Up for 4,200 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
$90.7K $21.60/SF
− Vacancy
−$17.8K −$4.23/SF
EGI
$72.9K $17.37/SF
− OpEx
−$18.2K −$4.34/SF
NOI
$54.7K $13.02/SF
Area
Wayne County, NC
Vacancy
19.60%
Lease Rate
$21.60 /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%
$1,094,080
Cap Rate 7%
$781,486
Cap Rate 9%
$607,822
Alternative Uses
Best Use
Healthcare Medical
$2.39M
$2.09M – $2.79M
NOI $167,349 @ 7.0% cap · market cap 22.31%
Second Best
Office B
$781.5K
$683.8K – $911.7K
NOI $54,704 @ 7.0% cap · market cap 7.29%
Theoretical Best
Specialty Retail
$3.38M
$2.95M – $3.94M
NOI $236,366 @ 7.0% cap · market cap 31.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
574
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 27534, NC
30,844
Population
15,158
Households
2
Avg Household Size
38
Median Age
29%
College-Educated
91%
High-School Grad
73.1 sq mi
ZIP Area
422
Density / Sq Mi
$59,950
Median Household Income
$39,686
Median Earnings
$1,106
Median Rent
$187,700
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?
Medical Office Space - Built in 1987, the property previously supported a psychiatric practice near UNC Health Wayne.
Where is this medical office space located?
The property is located at 2805 McLamb Pl Goldsboro, NC.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 4,200‑square‑foot medical office property; Built in 1987; Previously used as a psychiatrist’s office
