Updated Duplex with Private
For Sale
$245,000
325 Ranch Farm Road, Raleigh, NC 27603
Residential, Raleigh, NC
Property Size1,312 SF
Lot Size0.34 Acres
Price / SF$186.74
Days on Market347
Property Features for 325 Ranch Farm Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bedroom 1, Bathroom 1, Basement, Bedroom 2, Bathroom 2, Bedroom 3
Parking
4
Parking features
Assigned, Driveway, Off Street, Open
Spa
1
Vegetation
Cleared, Partially Wooded, Grassed
Window features
Wood Frames
Patio and Porch features
Deck, Porch
Interior features
Apartment/Suite, Bathtub/Shower Combination, Ceiling Fan(s), Eat-in Kitchen, High Speed Internet, Natural Woodwork, Open Floorplan, Storage
Exterior features
Private Yard
Fencing
Chain Link
Basement
Block, Crawl Space
Appliances
Dryer, Electric Oven, Electric Range, Electric Water Heater, Range, Refrigerator, Self Cleaning Oven, Warming Drawer, Washer, Washer/Dryer Stacked, Water Heater
Subdivision
Homemont
Lot features
Back Yard, Cleared, Few Trees, Front Yard, Gentle Sloping, Hardwood Trees, Private, Rectangular Lot, Sloped Up
View
Forest
Elementary school
Wake - Smith Elementary
Middle school
Wake - North Garner Middle
High school
Wake - Garner High
Standard status
Active
APN
1701524763
Size
1,312 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lo143-145 Homemont Rcmb Bm2024-01800
Tax Annual Amount
1798
Legal Description
Lo143-145 Homemont Rcmb Bm2024-01800
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Varies by Unit (Heating), Central, Electric (Heating), Baseboard, Forced Air, Radiant, Natural Gas
Cooling system
Ceiling Fan(s), Window Unit(s), Gas (Cooling), Electric, Wall/Window Unit(s), Central Air, Varies by Unit
Water source
Well, Private
Building Details
Year built
1957
Floors in Building
1
Flooring type
Combination, Linoleum, Vinyl, Varies, Hardwood, Tile, Painted/stained
Roof type
Shingle, Asphalt
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Blue Diamond Realty
(919) 980-0833
Listed By:
Tina Lawson · License #284491
(919) 210-6532
Added: Oct 24, 2025
Changed: Sep 12
Last Checked: Oct 5 at 12:06AM
MLS# 10129805
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 1,312-square-foot ranch duplex contains two distinct units with separate electric meters. Unit 325-A includes an eat-in kitchen, living room, bedroom, full bathroom, laundry closet, refrigerator, stacked washer and dryer, and an open deck. Unit 325-B offers two bedrooms, a full bathroom, eat-in kitchen, living room, laundry storage, refrigerator, washer and dryer, hardwood flooring, and a covered porch. Both units have private exterior access, while the property also includes open off-street parking, a concrete patio walkway, and a fenced private yard.
Recent improvements include a permitted drilled well with new pump and service lines, a roof installed in 2022-2023 with a transferring warranty, updated interior and exterior paint, refinished hardwoods, and newer flooring and tile in select areas. The 0.34-acre property uses a private well and septic tank.
The property is 5 to 6 minutes from Downtown Raleigh, 20 minutes from RDU, and less than 1 mile from US-70 and NC-401 Hwy. Shopping, dining, entertainment, financial, education, medical, and convenience services are also less than 1 mile away.
Recent improvements include a permitted drilled well with new pump and service lines, a roof installed in 2022-2023 with a transferring warranty, updated interior and exterior paint, refinished hardwoods, and newer flooring and tile in select areas. The 0.34-acre property uses a private well and septic tank.
The property is 5 to 6 minutes from Downtown Raleigh, 20 minutes from RDU, and less than 1 mile from US-70 and NC-401 Hwy. Shopping, dining, entertainment, financial, education, medical, and convenience services are also less than 1 mile away.
Key Highlights
- Two‑unit duplex totaling 1312 Square Feet on 0.34 acres
- Unit 325‑A has 1 bedroom; Unit 325‑B has 2 bedrooms
- New permitted drilled well, pump, and service lines
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
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 provide flexible occupancy and leasing options in an established residential setting.
Where is this duplex located?
The property is located at 325 Ranch Farm Road 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: Two‑unit duplex totaling 1312 Square Feet on 0.34 acres; Unit 325‑A has 1 bedroom; Unit 325‑B has 2 bedrooms; New permitted drilled well, pump, and service lines
