Hopson Road Commercial Land
For Sale
Contact for pricing
Pending
4503 Hopson Rd, Morrisville, NC 27560
Approximately 0.692-acre site in the heart of RTP.
Property Size1,867 SF
Lot Size0.69 Acres
Days on Market182
Property Features for 4503 Hopson Rd
General Information
Standard status
Pending
Size
1,867 SF
Lot size
0.69 Acres
Property subtype
Retail
Zoning
CSD-S1
Building Details
Year Built
1950
Buildings
1
Stories
2
Listing Agency:
Hershal Commercial
(919) 737-5742
Listed By:
Hershal Pleasant · License #NC 271011
Source:
Crexi
Added: Feb 11
Changed: Aug 8
Last Checked: Jul 24 at 4:55PM
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 Hershal Commercial
Investment Insights
Based on property information with market context.
The property is an approximately 0.692-acre site located on Hopson Rd in Morrisville, NC. It is situated in the heart of RTP and offers high visibility. The zoning is CSD-S1, and the buyer is responsible for verifying zoning details. This single-parcel opportunity is suitable for an office or professional conversion, a small service or retail concept, or land-banking with interim use potential. The adjacent parcel at 4511 Hopson Rd is also available and may be purchased separately or combined for an assemblage.
Key Highlights
- High‑visibility location on Hopson Rd in the heart of RTP.
- ±0.692‑acre site.
- Zoned CSD‑S1 (buyer to verify) offering multiple development options.
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
$33,127
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%
$662,540
$662.5K
Cap Rate 7%
$473,243
$473.2K
Cap Rate 9%
$368,078
$368.1K
Market Conditions
NOI Build-Up for 1,867 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
$50.4K $27.00/SF
− Vacancy
−$3.1K −$1.65/SF
EGI
$47.3K $25.35/SF
− OpEx
−$14.2K −$7.60/SF
NOI
$33.1K $17.74/SF
Area
Wake County, NC
Vacancy
6.12%
Lease Rate
$27.00 /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%
$662,540
Cap Rate 7%
$473,243
Cap Rate 9%
$368,078
Alternative Uses
Best Use
Retail
$473.2K
$414.1K – $552.1K
NOI $33,127 @ 7.0% cap · market cap 5.76%
Second Best
Office B
$409.4K
$358.2K – $477.7K
NOI $28,659 @ 7.0% cap · market cap 4.98%
Theoretical Best
Specialty Retail
$533.1K
$466.4K – $621.9K
NOI $37,315 @ 7.0% cap · market cap 6.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
292
Businesses Nearby
Explore this area
Business Placement
Demographics for 27560, NC
38,959
Population
17,764
Households
2.2
Avg Household Size
33
Median Age
73%
College-Educated
96%
High-School Grad
27.4 sq mi
ZIP Area
1,422
Density / Sq Mi
$117,340
Median Household Income
$70,040
Median Earnings
$1,760
Median Rent
$466,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Approximately 0.692-acre site in the heart of RTP.
Where is this commercial land located?
The property is located at 4503 Hopson Rd Morrisville, NC.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: High‑visibility location on Hopson Rd in the heart of RTP.; ±0.692‑acre site.; Zoned CSD‑S1 (buyer to verify) offering multiple development options.
