Three-Unit Multifamily
For Sale
$775,000
720 S State Street, Raleigh, NC 27601
Tenant-occupied Raleigh property with all residences leased under agreements extending into 2027.
Property Size5,040 SF
Days on Market9
Property Features for 720 S State Street
General Information
Standard status
Active
Size
5,040 SF
Property subtype
Triplex
Occupancy
100%
Units
Unit Mix
2 x 4BR/4BA, 1 x 3BR/4BA
Multifamily Units
3
Additional Details
Gross Income
$68,040
Taxes and HOA fees
Annual Taxes
$6,340
Building Details
Building Size
5,040 SF
Year Built
2008
Tenancy
Multi
Listing Agency:
Northside Realty Inc.
(919) 335-3048
Listed By:
Stephanie Anson · License #270558
(919) 335-3048
Source:
Dustinbennett
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 23 at 5:59AM
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 Northside Realty Inc.
Investment Insights
Based on property information with market context.
Built in 2008, this 5,040-square-foot triplex contains three fully leased residences. The unit mix includes two four-bedroom, four-bath layouts and one three-bedroom, four-bath layout, providing a consistent multifamily configuration within a single property. Current occupancy is in place, with leases extending into 2027.
The property is located at 720 S State St in Raleigh, near Downtown Raleigh. Tenants are currently in place, and showings should be coordinated without disturbing occupants. The asset is offered as a three-unit residential income property with an established lease structure and a defined unit mix.
The property is located at 720 S State St in Raleigh, near Downtown Raleigh. Tenants are currently in place, and showings should be coordinated without disturbing occupants. The asset is offered as a three-unit residential income property with an established lease structure and a defined unit mix.
Key Highlights
- Three fully leased units with leases extending into 2027
- 5,040‑square‑foot triplex built in 2008
- Unit 101: 4BR/4BA
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
$57,600
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
7.43%
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%
$1,152,000
$1.2M
Cap Rate 7%
$822,857
$822.9K
Cap Rate 9%
$640,000
$640.0K
Market Conditions
NOI Build-Up for 5,040 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
$87.7K $17.40/SF
− Vacancy
−$5.4K −$1.07/SF
EGI
$82.3K $16.33/SF
− OpEx
−$24.7K −$4.90/SF
NOI
$57.6K $11.43/SF
Area
Raleigh, NC
Vacancy
6.17%
Lease Rate
$17.40 /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%
$1,152,000
Cap Rate 7%
$822,857
Cap Rate 9%
$640,000
Alternative Uses
Best Use
Multifamily LT 5
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 7.43%
Second Best
Apartment 5plus
$733.1K
$641.5K – $855.3K
NOI $51,318 @ 7.0% cap · market cap 6.62%
Theoretical Best
Specialty Retail
$1.39M
$1.21M – $1.62M
NOI $96,957 @ 7.0% cap · market cap 12.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
740
Businesses Nearby
Explore this area
Business Placement
Demographics for 27601, NC
9,965
Population
4,874
Households
2
Avg Household Size
32
Median Age
49%
College-Educated
88%
High-School Grad
1.8 sq mi
ZIP Area
5,536
Density / Sq Mi
$70,433
Median Household Income
$51,443
Median Earnings
$1,499
Median Rent
$572,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Tenant-occupied Raleigh property with all residences leased under agreements extending into 2027.
Where is this triplex located?
The property is located at 720 S State Street Raleigh, NC.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Three fully leased units with leases extending into 2027; 5,040‑square‑foot triplex built in 2008; Unit 101: 4BR/4BA
