Single-Unit Office
For Sale
Contact for pricing
4089 BATTLEGROUND AVE, Greensboro, NC 27408
Dedicated office configuration offering one commercial unit for owner-user or investment consideration.
Property Size1,232 SF
Price / SF$348.21
Days on Market12
Property Features for 4089 BATTLEGROUND AVE
General Information
Standard status
Active
Size
1,232 SF
Property subtype
Office
Additional Details
Office Units
1
Listing Agency:
Guilford Realty Group.
Listed By:
Wayne Troxler · License #NC
(336) 574-1343
Source:
Crexi
Added: Sep 3
Changed: Sep 10
Last Checked: Sep 14 at 6:23AM
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 Guilford Realty Group.
Investment Insights
Based on property information with market context.
This office property comprises a single commercial unit totaling 1,232 square feet. The compact configuration provides a straightforward format for an office user or ownership strategy.
The property is located at 4089 Battleground Ave in Greensboro, North Carolina 27410-8410.
The property is located at 4089 Battleground Ave in Greensboro, North Carolina 27410-8410.
Key Highlights
- 1,232‑square‑foot office unit
- Single commercial unit
- Located at 4089 Battleground Ave, Greensboro, NC 27410‑8410
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
$16,850
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
3.93%
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%
$337,000
$337.0K
Cap Rate 7%
$240,714
$240.7K
Cap Rate 9%
$187,222
$187.2K
Market Conditions
NOI Build-Up for 1,232 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
$24.7K $20.04/SF
− Vacancy
−$2.2K −$1.80/SF
EGI
$22.5K $18.24/SF
− OpEx
−$5.6K −$4.56/SF
NOI
$16.9K $13.68/SF
Area
Greensboro, NC
Vacancy
9.00%
Lease Rate
$20.04 /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%
$337,000
Cap Rate 7%
$240,714
Cap Rate 9%
$187,222
Alternative Uses
Best Use
Office B
$240.7K
$210.6K – $280.8K
NOI $16,850 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$390.5K
$341.7K – $455.6K
NOI $27,337 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Explore this area
Business Placement
Demographics for 27408, NC
17,896
Population
8,043
Households
2.2
Avg Household Size
44
Median Age
65%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
2,324
Density / Sq Mi
$89,524
Median Household Income
$53,080
Median Earnings
$1,139
Median Rent
$331,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Dedicated office configuration offering one commercial unit for owner-user or investment consideration.
Where is this office units located?
The property is located at 4089 BATTLEGROUND AVE Greensboro, NC.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: 1,232‑square‑foot office unit; Single commercial unit; Located at 4089 Battleground Ave, Greensboro, NC 27410‑8410
