Three-Unit Multifamily
For Sale
$665,000
3104 Crandon Lane, Raleigh, NC 27604
Residential Income, Raleigh, NC
Property Size3,168 SF
Lot Size0.70 Acres
Price / SF$209.91
Days on Market94
Property Features for 3104 Crandon Lane
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
R-6
Bedrooms
2
Bathrooms
3
Full bathrooms
6
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 6, Bedroom 1, Bathroom 5, Bathroom 3, Bathroom 4, Bathroom 2, Bedroom 2
Parking
6
Parking features
Driveway
Vegetation
Partially Wooded
Window features
Double Pane Windows
Patio and Porch features
Deck
Interior features
Ceiling Fan(s), Eat-in Kitchen, Smooth Ceilings
Fireplace
1
Appliances
Disposal, Electric Range, Range Hood, Water Heater
Subdivision
Brentwood
Lot features
City Lot, Cul-De-Sac, Flood Plains, Gentle Sloping, Wooded
Elementary school
Wake - Brentwood Elementary
Middle school
Wake - Centennial Campus Middle
High school
Wake - Southeast Raleigh High
Standard status
Active
APN
171516946849000 0136753
Size
3,168 SF
Lot size
0.70 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Loa-R Brentwood Estates Bm1987-00330
Tax Annual Amount
4626
Legal Description
Loa-R Brentwood Estates Bm1987-00330
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1985
Floors in Building
2
Number of units
3
Flooring type
Laminate, Carpet, Tile - Ceramic
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
The New Realty Group, LLC
(919) 772-1338
Listed By:
Alfredo Rodriguez · License #161086
(919) 625-9452
Added: Jun 7
Changed: Sep 2
Last Checked: Sep 8 at 7:06AM
MLS# 10172530
Copyright © 2026 Doorify 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 three-unit multifamily property contains 3,168 square feet on a 0.7-acre lot and was built in 1985. The residences include eat-in kitchens, ceiling fans, smooth ceilings, laminate, carpet, and ceramic tile flooring. Central heating uses natural gas, while cooling is electric central air. Additional improvements include vinyl siding, a shingle roof, driveways, decks, and a fireplace. Appliances include electric ranges, range hoods, disposals, and water heaters.
The property is located at 3104 Crandon Lane in Raleigh, NC 27604, near Capital Boulevard. Public water and public sewer serve the site, with cable available. One apartment is vacant and available for showing; another tenant has occupied a unit for 20 years. The property is offered in as-is condition, with occupied apartments shown during the due diligence period.
The property is located at 3104 Crandon Lane in Raleigh, NC 27604, near Capital Boulevard. Public water and public sewer serve the site, with cable available. One apartment is vacant and available for showing; another tenant has occupied a unit for 20 years. The property is offered in as-is condition, with occupied apartments shown during the due diligence period.
Key Highlights
- Three‑unit property with 3,168 square feet on 0.7 acres
- R‑6 zoning with public water and public sewer
- Built in 1985 with vinyl siding and a shingle roof
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
$36,205
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
5.44%
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%
$724,100
$724.1K
Cap Rate 7%
$517,214
$517.2K
Cap Rate 9%
$402,278
$402.3K
Market Conditions
NOI Build-Up for 3,168 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
$55.1K $17.40/SF
− Vacancy
−$3.4K −$1.07/SF
EGI
$51.7K $16.33/SF
− OpEx
−$15.5K −$4.90/SF
NOI
$36.2K $11.43/SF
Area
Raleigh, NC
Vacancy
6.17%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$724,100
Cap Rate 7%
$517,214
Cap Rate 9%
$402,278
Alternative Uses
Best Use
Multifamily LT 5
$517.2K
$452.6K – $603.4K
NOI $36,205 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$460.8K
$403.2K – $537.6K
NOI $32,257 @ 7.0% cap · market cap 4.85%
Theoretical Best
Specialty Retail
$870.6K
$761.8K – $1.02M
NOI $60,944 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
948
Businesses Nearby
Explore this area
Business Placement
Demographics for 27604, NC
46,076
Population
20,828
Households
2.2
Avg Household Size
36
Median Age
41%
College-Educated
89%
High-School Grad
19.1 sq mi
ZIP Area
2,412
Density / Sq Mi
$72,793
Median Household Income
$44,471
Median Earnings
$1,386
Median Rent
$293,100
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Triplex - R-6 zoning, public water, and public sewer serve this established residential property.
Where is this triplex located?
The property is located at 3104 Crandon Lane Raleigh, NC.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: Three‑unit property with 3,168 square feet on 0.7 acres; R‑6 zoning with public water and public sewer; Built in 1985 with vinyl siding and a shingle roof
