Updated Duplex with Separate
For Sale
$245,000
325 Ranch Farm Road # B Unit A - B, Raleigh, NC 27603
Two separately metered units include updated appliances and private outdoor areas.
Property Size1,312 SF
Days on Market301
Property Features for 325 Ranch Farm Road # B Unit A - B
General Information
Standard status
Active
Size
1,312 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,798
Amenities
deck
covered porch
washer/dryer
Building Details
Building Size
1,312 SF
Year Built
1957
Buildings
1
Listing Agency:
Blue Diamond Realty
(919) 980-0833
Listed By:
Tina Lawson · License #284491
(919) 980-0833
Source:
Dustinbennett
Added: Oct 24, 2025
Changed: Aug 14
Last Checked: Aug 20 at 10:59AM
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 Blue Diamond Realty
Investment Insights
Based on property information with market context.
Built in 1957, this duplex contains two distinct residences with separate electric meters and appliances updated within the last 1 to 4 years. Unit 325-A includes an eat-in kitchen with conveying refrigerator, living room, bedroom, full bathroom, laundry closet with stacked washer and dryer, and a large open deck. Unit 325-B offers two bedrooms, one full bathroom, an eat-in kitchen with conveying refrigerator, living room, laundry storage room, and a covered front porch. Hardwood flooring, refinished wood floors, updated interior and exterior trim paint, and tile in the kitchen and bathroom add to the property’s current features.
The property includes a new permitted drilled well, pump, and service lines, along with a new roof installed in 2022-2023 with a transferable warranty. A new survey has also been completed. Ample parking, a concrete walkway, a grassy front yard, and a private rear yard bordering a wooded tree line serve both units. The duplex is less than 1 mile from US-70 and NC-401, less than 1 mile from shopping, dining, entertainment, financial, education, medical, and convenience services, and approximately 5 to 6 minutes from downtown Raleigh. RDU is approximately 20 minutes away.
The property includes a new permitted drilled well, pump, and service lines, along with a new roof installed in 2022-2023 with a transferable warranty. A new survey has also been completed. Ample parking, a concrete walkway, a grassy front yard, and a private rear yard bordering a wooded tree line serve both units. The duplex is less than 1 mile from US-70 and NC-401, less than 1 mile from shopping, dining, entertainment, financial, education, medical, and convenience services, and approximately 5 to 6 minutes from downtown Raleigh. RDU is approximately 20 minutes away.
Key Highlights
- Duplex built in 1957 with two separately metered units
- New permitted drilled well, pump, and service lines
- New roof installed 2022‑2023 with transferable warranty
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
$14,104
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
5.76%
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%
$282,080
$282.1K
Cap Rate 7%
$201,486
$201.5K
Cap Rate 9%
$156,711
$156.7K
Market Conditions
NOI Build-Up for 1,312 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
$21.3K $16.20/SF
− Vacancy
−$1.1K −$0.84/SF
EGI
$20.1K $15.36/SF
− OpEx
−$6.0K −$4.61/SF
NOI
$14.1K $10.75/SF
Area
ZIP 27603
Vacancy
5.20%
Lease Rate
$16.20 /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%
$282,080
Cap Rate 7%
$201,486
Cap Rate 9%
$156,711
Alternative Uses
Best Use
Multifamily LT 5
$201.5K
$176.3K – $235.1K
NOI $14,104 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$174.8K
$152.9K – $203.9K
NOI $12,235 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$415.0K
$363.1K – $484.2K
NOI $29,050 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 27603, NC
54,616
Population
24,030
Households
2.3
Avg Household Size
34
Median Age
48%
College-Educated
94%
High-School Grad
51.4 sq mi
ZIP Area
1,063
Density / Sq Mi
$87,939
Median Household Income
$51,856
Median Earnings
$1,496
Median Rent
$347,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered units include updated appliances and private outdoor areas.
Where is this duplex located?
The property is located at 325 Ranch Farm Road # B Unit A - B Raleigh, NC.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Duplex built in 1957 with two separately metered units; New permitted drilled well, pump, and service lines; New roof installed 2022‑2023 with transferable warranty
