Ground-Level Office Suite For
For Sale
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285 Olmsted Blvd Suite 5, Pinehurst, NC 28374
2,500 SF office suite ideal for owner-users or investors.
Property Size2,500 SF
Price / SF$199.60
Days on Market150
Property Features for 285 Olmsted Blvd Suite 5
General Information
Standard status
Active
Size
2,500 SF
Class
B
Property subtype
Office
Zoning
CI
Investment Type
Owner/User
Building Details
Year Built
1999
Tenancy
Single
Listing Agency:
Grant-Murray Real Estate
Listed By:
Roger Marx · License #NC 279023
Source:
Crexi
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 20 at 4:08PM
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 Grant-Murray Real Estate
Investment Insights
Based on property information with market context.
This ground-level office suite provides 2,500 square feet of professional space, suitable for owner-users, medical practitioners, or investors. The layout features a spacious reception area, five private offices, a secured IT/server room, and a kitchenette with a dedicated break area. In-suite men’s and women’s restrooms are included. The floorplan supports privacy and workflow efficiency, making it a versatile fit for a range of business or healthcare operations. Located near the intersection of Murdocksville Road and Highway 211 West, the property offers easy access in a growing commercial corridor. The surrounding area includes a mix of professional offices, retail, and service-based businesses. Highway 211 serves as a major route for regional traffic, contributing to consistent exposure and connectivity. The site is a short drive from surrounding neighborhoods and key amenities, offering convenience for staff and clientele alike. Its proximity to high-traffic intersections enhances its appeal for both daily operations and long-term value.
Key Highlights
- Ground‑level suite with 2,500 sq ft of professional space suitable for owner‑users, medical practitioners, or investors.
- Convenient location near Murdocksville Road and Highway 211 West in a growing commercial area.
- Functional layout with a spacious reception area, five private offices, and a central corridor.
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
$30,140
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
6.04%
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%
$602,800
$602.8K
Cap Rate 7%
$430,571
$430.6K
Cap Rate 9%
$334,889
$334.9K
Market Conditions
NOI Build-Up for 2,500 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
$54.9K $21.96/SF
− Vacancy
−$4.7K −$1.87/SF
EGI
$50.2K $20.09/SF
− OpEx
−$20.1K −$8.04/SF
NOI
$30.1K $12.06/SF
Area
Moore County, NC
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
40.00%
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%
$602,800
Cap Rate 7%
$430,571
Cap Rate 9%
$334,889
Alternative Uses
Best Use
Healthcare Medical
$430.6K
$376.8K – $502.3K
NOI $30,140 @ 7.0% cap · market cap 6.04%
Second Best
Office B
$263.3K
$230.4K – $307.1K
NOI $18,428 @ 7.0% cap · market cap 3.69%
Theoretical Best
Specialty Retail
$476.4K
$416.8K – $555.8K
NOI $33,346 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28374, NC
18,818
Population
10,532
Households
1.8
Avg Household Size
57
Median Age
63%
College-Educated
98%
High-School Grad
21.0 sq mi
ZIP Area
896
Density / Sq Mi
$106,746
Median Household Income
$56,435
Median Earnings
$1,691
Median Rent
$440,400
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 - 2,500 SF office suite ideal for owner-users or investors.
Where is this medical office space located?
The property is located at 285 Olmsted Blvd Suite 5 Pinehurst, NC.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Ground‑level suite with **2,500 sq ft of professional space** suitable for owner‑users, medical practitioners, or investors.; Convenient location near Murdocksville Road and Highway 211 West in a growing commercial area.; Functional layout with a **spacious reception area, five private offices**, and a central corridor.
