Medical Office
For Sale
$750,000
2805 Mclamb Place, Goldsboro, NC 27534
Commercial Sale, Goldsboro, NC
Property Size4,200 SF
Lot Size1.02 Acres
Price / SF$178.57
Days on Market596
Property Features for 2805 Mclamb Place
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
O&I-I
Subdivision
Not In Subdivision
Directions
From Hwy 70, take Wayne Memorial Drive toward hospital (UNC Health Wayne), turn right on Cox Blvd. left on McLamb Place.
Standard status
Active
APN
3610321637
Size
4,200 SF
Lot size
1.02 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Lot #8 - Waynesboro Office Subdivision - Section No. One
Legal Description
Lot #8 - Waynesboro Office Subdivision - Section No. One
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1987
Listing Agency:
Wayne Realty
(919) 735-1341
Listed By:
Bob Logan · License #72422
(919) 735-1876
Added: Jan 2, 2025
Changed: Aug 20
Last Checked: Aug 21 at 6:06AM
MLS# 100481725
Copyright © 2026 Hive MLS. 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 medical office property contains 4,200 square feet on a 1.02-acre parcel. The building previously served as a psychiatrist’s office and was constructed in 1987. Electric heating is installed, and the O&I-I zoning designation is identified for the property.
Located at 2805 Mclamb Place in Goldsboro, the property is in close proximity to UNC Health Wayne. The existing medical-office configuration and nearby healthcare presence provide clear context for evaluating the building’s continued commercial use.
Located at 2805 Mclamb Place in Goldsboro, the property is in close proximity to UNC Health Wayne. The existing medical-office configuration and nearby healthcare presence provide clear context for evaluating the building’s continued commercial use.
Key Highlights
- 4,200 square feet of medical office space
- Situated on 1.02 acres
- Previously operated 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - O&I-I-zoned office property near UNC Health Wayne.
Where is this medical office space located?
The property is located at 2805 Mclamb Place 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 feet of medical office space; Situated on 1.02 acres; Previously operated as a psychiatrist’s office
