New Self-Storage Facility with Drive-Up
For Sale
$1,295,000
5102 Barbecue Church Rd, Sanford, NC 27332
Two-building facility with automated operations, controlled entry, surveillance, online reservations, and direct vehicle access to units.
Property Size9,000 SF
Price / SF$143.89
Days on Market88
Property Features for 5102 Barbecue Church Rd
General Information
Standard status
Active
Size
9,000 SF
Property subtype
Commercial
Additional Details
Self-Storage Units
60
Amenities
Secure access codes
24-hour digital surveillance
online reservations
drive-up access
Building Details
Year Built
2023
Buildings
2
Listing Agency:
RE/MAX Choice
(573) 433-0166
Listed By:
Leslie Dysinger · License #279613
Source:
Coastalrealtyassociates
Added: Jun 4
Changed: Aug 28
Last Checked: Aug 29 at 10:35AM
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 RE/MAX Choice
Investment Insights
Based on property information with market context.
Built in 2023, this self-storage property includes two buildings totaling 9,000 SF and 60 fully automated units on just over an acre. The unit mix comprises 20 10x15 units, 20 10x10 units, and 20 10x20 units, providing multiple storage configurations within the facility.
Operational features include secure access codes, 24-hour digital surveillance, online reservations, and drive-up access. The property is located at 5102 Barbecue Church Rd in Sanford, NC. A total of 26 units are already rented, while the automated systems support day-to-day facility operations.
Operational features include secure access codes, 24-hour digital surveillance, online reservations, and drive-up access. The property is located at 5102 Barbecue Church Rd in Sanford, NC. A total of 26 units are already rented, while the automated systems support day-to-day facility operations.
Key Highlights
- Built in 2023 with 60 fully automated storage units
- Two buildings totaling 9,000 SF on just over an acre
- Unit mix includes 20 10x15, 20 10x10, and 20 10x20 units
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
$82,703
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
6.39%
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%
$1,654,060
$1.7M
Cap Rate 7%
$1,181,471
$1.2M
Cap Rate 9%
$918,922
$918.9K
Market Conditions
NOI Build-Up for 9,000 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
$126.4K $14.04/SF
− Vacancy
−$8.2K −$0.91/SF
EGI
$118.1K $13.13/SF
− OpEx
−$35.4K −$3.94/SF
NOI
$82.7K $9.19/SF
Area
Lee County, NC
Vacancy
6.50%
Lease Rate
$14.04 /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%
$1,654,060
Cap Rate 7%
$1,181,471
Cap Rate 9%
$918,922
Alternative Uses
Best Use
Self Storage
$1.18M
$1.03M – $1.38M
NOI $82,703 @ 7.0% cap · market cap 6.39%
Second Best
Warehouse
$827.9K
$724.4K – $965.9K
NOI $57,952 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$2.19M
$1.91M – $2.55M
NOI $153,187 @ 7.0% cap · market cap 11.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 27332, NC
36,020
Population
13,895
Households
2.6
Avg Household Size
38
Median Age
23%
College-Educated
87%
High-School Grad
107.1 sq mi
ZIP Area
336
Density / Sq Mi
$73,075
Median Household Income
$38,310
Median Earnings
$1,086
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - Two-building facility with automated operations, controlled entry, surveillance, online reservations, and direct vehicle access to units.
Where is this self storage facility located?
The property is located at 5102 Barbecue Church Rd Sanford, NC.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Built in 2023 with 60 fully automated storage units; Two buildings totaling 9,000 SF on just over an acre; Unit mix includes 20 10x15, 20 10x10, and 20 10x20 units
