New Self-Storage
For Sale
$1,295,000
5102 Barbecue Church Road, Sanford, NC 27332
CommercialSale, Sanford, NC
Property Size9,000 SF
Lot Size1.03 Acres
Price / SF$143.89
Days on Market78
Property Features for 5102 Barbecue Church Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
CB - Central Business
Security features
Security
Subdivision
SANFORD
Lot features
One To Two Acres, Cleared, Level
Standard status
Active
APN
039569 0013
Lot size
1.03 Acres
Taxes and HOA fees
Tax Description
1.03ACS KENNETH SIECINSKI MAP#2022-291
Legal Description
1.03ACS KENNETH SIECINSKI MAP#2022-291
Utilities
Water source
Public
Amenities
Secure access codes
24-hour digital surveillance
online reservations
drive-up access
Building Details
Year built
2023
Building materials
MetalSiding, Concrete
Roof type
Aluminum, Metal
Listing Agency:
RE/MAX CHOICE · RE/MAX International
(910) 483-7500
Listed By:
LESLIE DYSINGER · License #279613
(573) 433-0166
Added: Jun 7
Changed: Aug 19
Last Checked: Aug 23 at 2:06PM
MLS# 764066
Copyright © 2026 Longleaf Pine Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2023, this self-storage property includes two buildings totaling 9,000 SF with 60 fully automated units on 1.03 acres. The unit mix comprises 20 units measuring 10x15, 20 units measuring 10x10, and 20 units measuring 10x20. Drive-up access, coded entry, online reservations, and 24-hour digital surveillance are in place for tenant access and facility administration. The property includes public water service, metal siding and concrete construction, and aluminum and metal roofing.
Located at 5102 Barbecue Church Road in Sanford, NC, the facility currently has 26 rented units. Its existing configuration combines multiple storage sizes with automated operating features across the two-building layout.
Located at 5102 Barbecue Church Road in Sanford, NC, the facility currently has 26 rented units. Its existing configuration combines multiple storage sizes with automated operating features across the two-building layout.
Key Highlights
- 60 fully automated self‑storage units across two buildings
- 9,000 SF facility on 1.03 acres
- 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 - Automated access, drive-up units, and digital surveillance support convenient self-storage operations.
Where is this self storage facility located?
The property is located at 5102 Barbecue Church Road 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: 60 fully automated self‑storage units across two buildings; 9,000 SF facility on 1.03 acres; Unit mix includes 20 10x15, 20 10x10, and 20 10x20 units
