Road-Front Office Live-Work
For Sale
$750,000
3219 Guess Road, Durham, NC 27705
Office unit on a half-acre lot with road frontage on busy Guess Road in Durham.
Property Size1,600 SF
Lot Size0.50 Acres
Price / SF$468.75
Days on Market459
Property Features for 3219 Guess Road
General Information
Standard status
Active
Size
1,600 SF
Lot size
0.50 Acres
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,821
Amenities
Central Air
3
35x20
Extra Storage. Asphalt, Clear lot.
Building Details
Year Built
1937
Listing Agency:
LING WU
(704) 293-0756
Listed By:
Ling Wu
(704) 293-0756
Source:
Xome
Added: May 10, 2025
Changed: Aug 8
Last Checked: Aug 11 at 5:09AM
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 LING WU
Investment Insights
Based on property information with market context.
This live-work style office unit at 3219 Guess Road Unit 3219 offers a configuration that can support business use alongside home occupation. The offering includes road frontage on Guess Road and sits on a half-acre lot, providing a straightforward site for owner-occupants who want flexibility.
The property is described as close to Hwy 85, Duke, RTP, and major shopping centers serving both business and residential needs. It is also positioned for professional uses such as medical/dental, attorney, or accounting offices, depending on the buyer’s plans.
Offered for sale at $750,000.
The property is described as close to Hwy 85, Duke, RTP, and major shopping centers serving both business and residential needs. It is also positioned for professional uses such as medical/dental, attorney, or accounting offices, depending on the buyer’s plans.
Offered for sale at $750,000.
Key Highlights
- Office unit on a half‑acre lot with road frontage on busy Guess Road in Durham
- Convenient access to Hwy 85, Duke, RTP, and major shopping centers
- Central air conditioning
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
$24,710
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
3.29%
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%
$494,200
$494.2K
Cap Rate 7%
$353,000
$353.0K
Cap Rate 9%
$274,556
$274.6K
Market Conditions
NOI Build-Up for 1,600 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
$39.9K $24.96/SF
− Vacancy
−$7.0K −$4.37/SF
EGI
$32.9K $20.59/SF
− OpEx
−$8.2K −$5.15/SF
NOI
$24.7K $15.44/SF
Area
Durham, NC
Vacancy
17.50%
Lease Rate
$24.96 /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%
$494,200
Cap Rate 7%
$353,000
Cap Rate 9%
$274,556
Alternative Uses
Best Use
Office B
$353.0K
$308.9K – $411.8K
NOI $24,710 @ 7.0% cap · market cap 3.29%
Second Best
Healthcare Medical
$340.7K
$298.1K – $397.4K
NOI $23,846 @ 7.0% cap · market cap 3.18%
Theoretical Best
Office A
$516.7K
$452.1K – $602.8K
NOI $36,166 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
887
Businesses Nearby
Explore this area
Business Placement
Demographics for 27705, NC
50,472
Population
24,108
Households
2.1
Avg Household Size
34
Median Age
62%
College-Educated
91%
High-School Grad
42.1 sq mi
ZIP Area
1,199
Density / Sq Mi
$71,153
Median Household Income
$43,138
Median Earnings
$1,422
Median Rent
$398,500
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?
Office units - Office unit on a half-acre lot with road frontage on busy Guess Road in Durham.
Where is this office units located?
The property is located at 3219 Guess Road Durham, 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: Office unit on a half‑acre lot with road frontage on busy Guess Road in Durham; Convenient access to Hwy 85, Duke, RTP, and major shopping centers; Central air conditioning
