Daycare Facility on High-Traffic
For Sale
$585,000
Pending
651 N Brightleaf, Smithfield, NC 27577
1,620 sq ft daycare on 0.788-acre lot for sale.
Property Size1,620 SF
Lot Size0.79 Acres
Days on Market405
Property Features for 651 N Brightleaf
General Information
Standard status
Pending
Size
1,620 SF
Lot size
0.79 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,895
Building Details
Year Built
1920
Listing Agency:
HARRIS REALTY & LAND, LLC
(919) 300-1160
Listed By:
PERRY HARRIS · License #308749
Source:
Corcoran
Added: Jul 11, 2025
Changed: Aug 8
Last Checked: Jul 23 at 7:23AM
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 HARRIS REALTY & LAND, LLC
Investment Insights
Based on property information with market context.
This commercial property features a 1,620 sq ft building on a 0.788-acre lot. Currently operating as a daycare, the property is located on a high-traffic main road near downtown, restaurants, and the hospital. The property is suitable for continued use as a childcare facility or for other commercial purposes. The location offers excellent visibility and accessibility, making it suitable for businesses seeking strong exposure. Ample outdoor space provides potential for expansion or additional parking.
Key Highlights
- High‑traffic location on a main road near downtown, restaurants, and the hospital.
- Spacious 0.788‑acre lot with ample outdoor space.
- 1,620 sq ft building suitable for continued use as a daycare or other commercial purposes.
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
$19,888
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
3.40%
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%
$397,760
$397.8K
Cap Rate 7%
$284,114
$284.1K
Cap Rate 9%
$220,978
$221.0K
Market Conditions
NOI Build-Up for 1,620 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
$30.7K $18.96/SF
− Vacancy
−$2.3K −$1.42/SF
EGI
$28.4K $17.54/SF
− OpEx
−$8.5K −$5.26/SF
NOI
$19.9K $12.28/SF
Area
Johnston County, NC
Vacancy
7.50%
Lease Rate
$18.96 /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%
$397,760
Cap Rate 7%
$284,114
Cap Rate 9%
$220,978
Alternative Uses
Best Use
Retail
$284.1K
$248.6K – $331.5K
NOI $19,888 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$490.1K
$428.8K – $571.8K
NOI $34,306 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
846
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 27577, NC
24,972
Population
10,744
Households
2.3
Avg Household Size
40
Median Age
21%
College-Educated
82%
High-School Grad
103.7 sq mi
ZIP Area
241
Density / Sq Mi
$56,237
Median Household Income
$39,604
Median Earnings
$802
Median Rent
$230,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Kidz Konnection — 205 N 4th St, Smithfield, NC 27577
- DEVOTED HEART CHILD CARE — 259 venture dr b, smithfield, nc 27577
- Early Learning Center — 514 N Brightleaf Blvd, Smithfield, NC 27577
- DEVOTED HEARTS DROP-IN CHILD CARE — 259 Venture Dr B, Smithfield, NC 27577
- Johnston Lee Headstart — 1102 Massey St, Smithfield, NC 27577
Frequently Asked Questions
What type of property is this?
Day care center - 1,620 sq ft daycare on 0.788-acre lot for sale.
Where is this day care center located?
The property is located at 651 N Brightleaf Smithfield, NC.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: High‑traffic location on a main road near downtown, restaurants, and the hospital.; Spacious 0.788‑acre lot with ample outdoor space.; 1,620 sq ft building suitable for continued use as a daycare or other commercial purposes.
