Neighborhood Commercial Office
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For Sale
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3417 S Alston Avenue, Durham, NC 27713
Neighborhood Commercial zoning supports office, daycare, auto sales, and trade or service business uses.
Property Size2,689 SF
Lot Size0.39 Acres
Price / SF$167.35
Days on Market5
Property Features for 3417 S Alston Avenue
General Information
Standard status
Active
Size
2,689 SF
Lot size
0.39 Acres
Property subtype
Industrial, Office, Retail
Zoning
Neighborhood Commercial
Property Condition
Severity
Repairs Needed
Evidence
blank canvas for renovation or repositioning
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Century 21 Triangle Group
Listed By:
Michelle Waite · License #357092
(919) 230-1525
Source:
Crexi
Added: Sep 1
Changed: Sep 4
Last Checked: Sep 4 at 2:45PM
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 Century 21 Triangle Group
Investment Insights
Based on property information with market context.
This 2,689-square-foot office property occupies 0.39 acres and offers an existing structure for renovation or repositioning. Neighborhood Commercial zoning supports office, daycare, auto sales or car lot, and trade or service business uses, providing a range of documented commercial applications.
The property fronts S Alston Avenue in Durham and offers drive-by exposure for retail or service operations. Regional access includes I-40, NC-147, NC-55, and RDU International Airport, with Research Triangle Park located minutes away via I-40 and NC-147.
The property fronts S Alston Avenue in Durham and offers drive-by exposure for retail or service operations. Regional access includes I-40, NC-147, NC-55, and RDU International Airport, with Research Triangle Park located minutes away via I-40 and NC-147.
Key Highlights
- 2,689 SF commercial building on 0.39 acres
- Neighborhood Commercial zoning
- Approved uses include office, daycare, auto sales/car lot, and trade or service business
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
$31,001
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
6.89%
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%
$620,020
$620.0K
Cap Rate 7%
$442,871
$442.9K
Cap Rate 9%
$344,456
$344.5K
Market Conditions
NOI Build-Up for 2,689 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
$48.4K $18.00/SF
− Vacancy
−$4.1K −$1.53/SF
EGI
$44.3K $16.47/SF
− OpEx
−$13.3K −$4.94/SF
NOI
$31.0K $11.53/SF
Area
Durham, NC
Vacancy
8.50%
Lease Rate
$18.00 /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%
$620,020
Cap Rate 7%
$442,871
Cap Rate 9%
$344,456
Alternative Uses
Best Use
Office B
$593.3K
$519.1K – $692.2K
NOI $41,529 @ 7.0% cap · market cap 9.23%
Second Best
Retail
$442.9K
$387.5K – $516.7K
NOI $31,001 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$868.3K
$759.8K – $1.01M
NOI $60,782 @ 7.0% cap · market cap 13.51%
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
157
Businesses Nearby
Explore this area
Business Placement
Demographics for 27713, NC
54,988
Population
26,266
Households
2.1
Avg Household Size
36
Median Age
65%
College-Educated
96%
High-School Grad
35.4 sq mi
ZIP Area
1,553
Density / Sq Mi
$96,900
Median Household Income
$56,918
Median Earnings
$1,460
Median Rent
$380,500
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 - Neighborhood Commercial zoning supports office, daycare, auto sales, and trade or service business uses.
Where is this office units located?
The property is located at 3417 S Alston Avenue Durham, NC.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,689 SF commercial building on 0.39 acres; Neighborhood Commercial zoning; Approved uses include office, daycare, auto sales/car lot, and trade or service business
