Updated Quadplex with In-Unit
For Sale
$799,900
404 E Edenton Street, Raleigh, NC 27601
Residential Income, Raleigh, NC
Property Size3,677 SF
Lot Size0.10 Acres
Price / SF$217.54
Days on Market101
Property Features for 404 E Edenton Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
OX-3
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 4, Bedroom 1, Bedroom 6, Bathroom 5, Bedroom 5, Bathroom 1, Bedroom 2, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 3
Parking features
Driveway, On Street
Patio and Porch features
Deck, Patio
Subdivision
Historic Oakwood
Standard status
Active
APN
170328899361000 0046564
Size
3,677 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Prcl 3 Frank & Augusta Turner Bm1998-468
Tax Annual Amount
5690
Legal Description
Prcl 3 Frank & Augusta Turner Bm1998-468
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Electric (Heating)
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1910
Floors in Building
2
Number of units
4
Flooring type
Hardwood
Roof type
Shingle
Listing Agency:
EXP Realty LLC
(888) 584-9431
Listed By:
Anna Powell · License #290926
(919) 972-8448
Added: Jun 17
Changed: Sep 21
Last Checked: Sep 25 at 3:06PM
MLS# 10174559
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 3,677-square-foot quadplex contains four residential units with a combination of one- and two-bedroom layouts. Interior improvements include refreshed kitchens and bathrooms, refinished hardwood flooring, and in-unit laundry. Central air, forced-air heating, electric and natural gas service, a shingle roof, and public water and sewer support the property. Parking is provided by a driveway and on-street spaces, with both a deck and patio also included.
One apartment is leased, while the remaining three are vacant. The property occupies 0.1 acres at 404 E Edenton Street in Raleigh’s Historic Oakwood area, within blocks of Downtown Raleigh restaurants, entertainment, parks, and employment centers. Zoning is OX-3.
One apartment is leased, while the remaining three are vacant. The property occupies 0.1 acres at 404 E Edenton Street in Raleigh’s Historic Oakwood area, within blocks of Downtown Raleigh restaurants, entertainment, parks, and employment centers. Zoning is OX-3.
Key Highlights
- Four‑unit quadplex with one leased unit and three vacant units
- 3,677 square feet on a 0.1‑acre lot
- Mix of one- and two‑bedroom apartments
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
$42,023
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
5.25%
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%
$840,460
$840.5K
Cap Rate 7%
$600,329
$600.3K
Cap Rate 9%
$466,922
$466.9K
Market Conditions
NOI Build-Up for 3,677 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
$64.0K $17.40/SF
− Vacancy
−$3.9K −$1.07/SF
EGI
$60.0K $16.33/SF
− OpEx
−$18.0K −$4.90/SF
NOI
$42.0K $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%
$840,460
Cap Rate 7%
$600,329
Cap Rate 9%
$466,922
Alternative Uses
Best Use
Multifamily LT 5
$600.3K
$525.3K – $700.4K
NOI $42,023 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$534.9K
$468.0K – $624.0K
NOI $37,440 @ 7.0% cap · market cap 4.68%
Theoretical Best
Specialty Retail
$1.01M
$884.2K – $1.18M
NOI $70,736 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
4,218
Businesses Nearby
Explore this area
Business Placement
Demographics for 27601, NC
9,965
Population
4,874
Households
2
Avg Household Size
32
Median Age
49%
College-Educated
88%
High-School Grad
1.8 sq mi
ZIP Area
5,536
Density / Sq Mi
$70,433
Median Household Income
$51,443
Median Earnings
$1,499
Median Rent
$572,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential property with renovated interiors, private laundry, and a mix of one- and two-bedroom apartments.
Where is this quadplex located?
The property is located at 404 E Edenton Street Raleigh, NC.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Four‑unit quadplex with one leased unit and three vacant units; 3,677 square feet on a 0.1‑acre lot; Mix of one- and two‑bedroom apartments
