Secure Greensboro Commercial Flex
For Sale
$500,000
4505 Sellars Ave, Greensboro, NC 27407
1.06-acre flex space with secure fenced lot.
Property Size7,000 SF
Lot Size1.06 Acres
Price / SF$71.43
Days on Market167
Property Features for 4505 Sellars Ave
General Information
Standard status
Active
Size
7,000 SF
Lot size
1.06 Acres
Building Details
Year Built
1985
Listing Agency:
Southern Charm Realty Inc
Listed By:
Lisa Revis · License #255873
(704) 924-1954
Source:
Lewisandkirk
Added: Mar 27
Changed: Sep 9
Last Checked: Aug 25 at 5:00AM
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 Southern Charm Realty Inc
Investment Insights
Based on property information with market context.
This commercial flex space is situated in a Greensboro location and includes a securely fenced lot. The 1.06-acre property features an expansive fenced perimeter, complete with an 8-foot high chain-link fence and automatic operator. The property offers potential for business growth and flexibility in a commercial landscape. The property size is 5,000 square feet.
Key Highlights
- Prime Greensboro location offers high visibility and accessibility.
- Securely fenced 1.06‑acre lot provides privacy and security.
- Uncommon fenced lot in the area, a unique selling point.
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
$40,227
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
8.05%
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%
$804,540
$804.5K
Cap Rate 7%
$574,671
$574.7K
Cap Rate 9%
$446,967
$447.0K
Market Conditions
NOI Build-Up for 7,000 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 $7.20/SF
− Vacancy
−$3.1K −$0.44/SF
EGI
$47.3K $6.76/SF
− OpEx
−$7.1K −$1.01/SF
NOI
$40.2K $5.75/SF
Area
Greensboro, NC
Vacancy
6.10%
Lease Rate
$7.20 /SF/Yr
Expense Ratio
15.00%
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%
$804,540
Cap Rate 7%
$574,671
Cap Rate 9%
$446,967
Alternative Uses
Best Use
Warehouse
$574.7K
$502.8K – $670.5K
NOI $40,227 @ 7.0% cap · market cap 8.05%
Second Best
Industrial
$473.3K
$414.1K – $552.1K
NOI $33,128 @ 7.0% cap · market cap 6.63%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,326 @ 7.0% cap · market cap 31.07%
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
505
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 27407, NC
49,803
Population
23,861
Households
2.1
Avg Household Size
35
Median Age
35%
College-Educated
88%
High-School Grad
29.4 sq mi
ZIP Area
1,694
Density / Sq Mi
$59,308
Median Household Income
$35,819
Median Earnings
$1,113
Median Rent
$203,800
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 Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - 1.06-acre flex space with secure fenced lot.
Where is this flex space located?
The property is located at 4505 Sellars Ave Greensboro, NC.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Prime Greensboro location offers high visibility and accessibility.; Securely fenced 1.06‑acre lot provides privacy and security.; Uncommon fenced lot in the area, a unique selling point.
