Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Hillsborough Medical Office Outparcels Title is generated by Realmo AI

    502 Waterstone Drive, Hillsborough, NC 27278

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $5,120,000

    11.42 acres adjacent to UNC Hospitals Hillsborough Campus.

    Type:Land
    Property size:
    11 SF
    Price / SF:
    $465,454/SF
    Added:
    Nov 26, 2025
    Days on Market:
    173
    Last Refresh:
    Apr 5 at 9:29 pm

    Property Features for 502 Waterstone Drive

    General Information

    Standard status
    Active
    Size
    11 SF
    Property subtype
    Land

    We can help!

    Listing Contact
    Will Smith
    Will Smith

    Listing agent Will Smith

    Listing office

    Listing date Nov 26, 2025

    Source Lee-associates

    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 Will Smith

    HighLights

    • Directly adjacent to UNC Hospitals Hillsborough Campus, providing unmatched proximity.
    • Located in Hillsborough's rapidly expanding healthcare corridor.
    • High visibility and immediate access to NC‑86 and I‑40.
    • Major infrastructure upgrade with newly widened I‑40 enhances regional accessibility.
    • Two parcels totaling 11.42 acres, offering flexibility.
    • Ideal for outpatient facilities, specialty practices, or provider overflow.

    Overview

    The Waterstone South Medical Office Outparcels offer a unique opportunity within Hillsborough’s expanding healthcare corridor. The site, totaling 11.42 acres across two parcels, is located directly adjacent to the UNC Hospitals Hillsborough Campus, providing unmatched proximity for healthcare-related development. Medical services represent the largest employment sector in Hillsborough, and Durham Technical Community College is located just across the street. The properties are positioned at the center of an established and growing healthcare ecosystem. The parcels enjoy high visibility and immediate access to NC-86 and the newly widened I-40, which includes two additional lanes stretching westward from 15-501 in Durham/Chapel Hill to I-85 toward Greensboro. This infrastructure upgrade enhances connectivity and positions the site for regional accessibility for patients, providers, and visitors. The zoning is Planned Development - Conditional Zoning. The location is ideal for outpatient facilities, specialty practices, or provider overflow, with potential alignment with UNC Health’s long-term growth strategy. The site consists of two parcels totaling 11.42 acres: 9.61 acres (PIN 9873423183) and 1.81 acres (PIN: 9873520371).
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hillsborough
    County
    Orange
    State
    North Carolina
    Longitude
    -79.0824
    Latitude
    36.0821

    Nearby Similar for Sale

    • $745,000
      2,502 SF

      Hillsborough Commercial Land Opportunity

      2.4 acres near Downtown Hillsborough with redevelopment potential.
      1800 Orange Grove Road, Hillsborough, NC 27278
      View Details
    • $745,000
      2,378 SF

      Hillsborough Commercial Land Opportunity

      2.1 acres near Downtown Hillsborough with redevelopment potential.
      1704 Orange Grove Road, Hillsborough, NC 27278
      View Details
    • $799,000

      Hillsborough Vacant Commercial Land

      3.1 acres of high-visibility land in a growth corridor.
      1600 Orange Grove Road, Hillsborough, NC 27278
      View Details
    • $750,000

      Fox Hill Farm Homesite

      10+ acre homesite in Fox Hill Farm South.
      709 Glen Mist Trail, Hillsborough, NC 27278
      View Details
    • $799,000

      Hillsborough Land For Sale

      3.1 acres of vacant land in southern Hillsborough's growth corridor.
      1600 Orange Grove Road, Hillsborough, NC 27278
      View Details
    • $325,000

      Hillsborough Homesite in Fox Hill

      Homesite in Fox Hill Farm community near downtown Hillsborough.
      Farm Gate Drive lot: 141, Hillsborough, NC 27278
      View Details
    • $444,900
      1,765 SF

      Hillsborough Duplex on Two Acres

      Duplex with main house and detached apartment on 2 acres.
      3014 Little Creek Lane, Hillsborough, NC 27278
      View Details
    • $150,000

      Hillsborough Land with Development Potential

      2.48-acre property suitable for development in desirable Hillsborough, NC.
      Old Pleasant Drive lot: 19, Hillsborough, NC 27278
      View Details
    • $100,000

      Hillsborough Land with Development Potential

      2.3 acres in Hillsborough, NC, ideal for development.
      2 Old Pleasant Drive, Hillsborough, NC 27278
      View Details
    • $165,000

      Homesite in Desirable Hillsborough Location

      Homesite near downtown Hillsborough with water and sewer connections.
      116 Sunset Circle, Hillsborough, NC 27278
      View Details
    • $130,000

      Land Near Hillsborough City Limits

      Land near I-85, close to hospitals and universities.
      Lannie Drive, Hillsborough, NC 27278
      View Details
    • $269,900
      1,918 SF

      Hillsborough Commercial Land For Sale

      High-visibility commercial land with existing building and road frontage.
      3202 U.S. 70 E, Hillsborough, NC 27278
      View Details

    FAQs

    What type of property is this?
    Land - 11.42 acres adjacent to UNC Hospitals Hillsborough Campus.
    Where is this land located?
    The property is located at 502 Waterstone Drive Hillsborough, NC.
    What is the asking price?
    The asking price for this property is $5,120,000.
    What are key features of this property?
    This property features: Directly adjacent to UNC Hospitals Hillsborough Campus, providing unmatched proximity.; Located in Hillsborough's rapidly expanding healthcare corridor.; High visibility and immediate access to NC‑86 and I‑40.
    (919) 591-2266
    We can help!
    Listing Contact
    Will Smith
    Will Smith
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    502 Waterstone Drive, Hillsborough, NC 27278
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!