Duplex with Detached
For Sale
$539,000
426 E Hammond St, Durham, NC 27704
Two separate units offer a flexible configuration with finished interiors and a bonus room.
Property Size1,880 SF
Price / SF$286.70
Days on Market57
Property Features for 426 E Hammond St
General Information
Standard status
Active
Size
1,880 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
Nest Realty of the Triangle
Listed By:
Mark Hove
(919) 493-8383
Source:
Livelovechapelhilldurham
Added: Aug 6
Changed: Sep 10
Last Checked: Sep 30 at 3:14PM
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 Nest Realty of the Triangle
Investment Insights
Based on property information with market context.
This duplex property at 426 E Hammond St includes 1,880 square feet of living space arranged in two separate units. The primary residence is a finished 2-bedroom, 2-bath home, while a detached 500-square-foot residence provides additional living space. Interior features include site-finished hardwood floors, substantial natural light, upgraded finishes, a bonus room, a designed kitchen, and spa-inspired bathrooms.
The property is located in Durham, NC. Its two-unit layout supports separate occupancy or furnished rental arrangements, subject to applicable requirements. The combination of a larger main home and detached residence creates distinct spaces within one residential income property.
The property is located in Durham, NC. Its two-unit layout supports separate occupancy or furnished rental arrangements, subject to applicable requirements. The combination of a larger main home and detached residence creates distinct spaces within one residential income property.
Key Highlights
- 1,880 square feet of living space across two separate units
- Finished 2‑bedroom, 2‑bath primary residence
- Detached 500‑square‑foot residence
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
$16,143
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
2.99%
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%
$322,860
$322.9K
Cap Rate 7%
$230,614
$230.6K
Cap Rate 9%
$179,367
$179.4K
Market Conditions
NOI Build-Up for 1,880 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
$25.9K $13.80/SF
− Vacancy
−$2.9K −$1.53/SF
EGI
$23.1K $12.27/SF
− OpEx
−$6.9K −$3.68/SF
NOI
$16.1K $8.59/SF
Area
Durham, NC
Vacancy
11.11%
Lease Rate
$13.80 /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%
$322,860
Cap Rate 7%
$230,614
Cap Rate 9%
$179,367
Alternative Uses
Best Use
Multifamily LT 5
$230.6K
$201.8K – $269.1K
NOI $16,143 @ 7.0% cap · market cap 2.99%
Second Best
Apartment 5plus
$201.9K
$176.7K – $235.6K
NOI $14,134 @ 7.0% cap · market cap 2.62%
Theoretical Best
Office A
$607.1K
$531.2K – $708.3K
NOI $42,495 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
383
Businesses Nearby
Explore this area
Business Placement
Demographics for 27704, NC
39,532
Population
16,824
Households
2.3
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
41.4 sq mi
ZIP Area
955
Density / Sq Mi
$62,435
Median Household Income
$36,955
Median Earnings
$1,306
Median Rent
$270,000
Median Home Value
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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?
Duplex - Two separate units offer a flexible configuration with finished interiors and a bonus room.
Where is this duplex located?
The property is located at 426 E Hammond St Durham, NC.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 1,880 square feet of living space across two separate units; Finished 2‑bedroom, 2‑bath primary residence; Detached 500‑square‑foot residence
