Two-Level Office
For Sale
$1,625,000
6205 Raeford Rd, Fayetteville, NC 28304
The layout provides private offices, conference rooms, restrooms, and a kitchen/break room.
Property Size7,152 SF
Price / SF$227.21
Days on Market515
Property Features for 6205 Raeford Rd
General Information
Standard status
Active
Size
7,152 SF
Total Parking Spaces
40
Property subtype
Commercial
Additional Details
Office Units
21
Amenities
2 conference rooms
kitchen/break room
Building Details
Year Built
1985
Buildings
1
Listing Agency:
FRANKLIN JOHNSON COMMERCIAL REAL ESTATE
Listed By:
FRANKLIN JOHNSON · License #146789
(910) 818-8400
Source:
Fayettevillehomesource
Added: May 5, 2025
Changed: Sep 26
Last Checked: Oct 1 at 11:59AM
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 FRANKLIN JOHNSON COMMERCIAL REAL ESTATE
Investment Insights
Based on property information with market context.
This office property has a first floor and a basement. The first-floor area is approximately 5,152+/- square feet, with another approximately 2,000+/- square feet in the basement. Its interior includes 21 offices, two conference rooms, two restrooms, and a kitchen/break room.
The building is at 6205 Raeford Road in Fayetteville, with access described as convenient. On-site parking includes 40 spaces.
The building is at 6205 Raeford Road in Fayetteville, with access described as convenient. On-site parking includes 40 spaces.
Key Highlights
- 21 offices, two conference rooms, two restrooms, and a kitchen/break room
- Approximately 5,152+/- square feet on the first floor and 2,000+/- square feet in the basement
- 40 on‑site parking spaces
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
$87,431
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
5.38%
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%
$1,748,620
$1.7M
Cap Rate 7%
$1,249,014
$1.2M
Cap Rate 9%
$971,456
$971.5K
Market Conditions
NOI Build-Up for 7,152 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
$145.9K $20.40/SF
− Vacancy
−$29.3K −$4.10/SF
EGI
$116.6K $16.30/SF
− OpEx
−$29.1K −$4.07/SF
NOI
$87.4K $12.22/SF
Area
Fayetteville, NC
Vacancy
20.10%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,748,620
Cap Rate 7%
$1,249,014
Cap Rate 9%
$971,456
Alternative Uses
Best Use
Office B
$1.25M
$1.09M – $1.46M
NOI $87,431 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,717 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
21
Office units
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
Explore this area
Business Placement
Demographics for 28304, NC
37,120
Population
16,424
Households
2.3
Avg Household Size
37
Median Age
25%
College-Educated
92%
High-School Grad
17.4 sq mi
ZIP Area
2,133
Density / Sq Mi
$57,867
Median Household Income
$35,907
Median Earnings
$1,218
Median Rent
$154,300
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - The layout provides private offices, conference rooms, restrooms, and a kitchen/break room.
Where is this office building located?
The property is located at 6205 Raeford Rd Fayetteville, NC.
What is the asking price?
The asking price for this property is $1,625,000.
What are key features of this property?
This property features: 21 offices, two conference rooms, two restrooms, and a kitchen/break room; Approximately 5,152+/- square feet on the first floor and 2,000+/- square feet in the basement; 40 on‑site parking spaces
