Executive Office Building with Covered
For Sale
Contact for pricing
803 Dawson St, Wilmington, NC 28401
Executive multi-tenant office building with 12 suites, including a covered terrace, full kitchen, and four restrooms.
Property Size3,471 SF
Price / SF$280.61
Days on Market222
Property Features for 803 Dawson St
General Information
Standard status
Active
Size
3,471 SF
Property subtype
OFFICE
Additional Details
Office Units
12
Amenities
restrooms
full kitchen
covered terrace
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Town & Country Real Estate
(910) 763-7500
Listed By:
Jenna Toomey · License #257009
(910) 619-8192
Source:
Moodyscre
Added: Feb 4
Changed: Aug 8
Last Checked: Sep 13 at 9:34AM
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 Town & Country Real Estate
Investment Insights
Based on property information with market context.
Executive multi-tenant office building featuring 12 suites, with 11 currently occupied. The property includes a full kitchen, four restrooms, and a large covered terrace. Recent renovations include a newer roof, newer HVAC, and upgraded plumbing and electrical systems.
The building is located on a high-profile downtown Wilmington corner. Traffic visibility is supported by 20,000+ cards daily. The listing also includes an 82x60 adjoining lot that provides off-street parking. Suite 821 is described as a private suite with an open office area, restroom, and private patio.
This configuration supports a range of office uses across multiple suites while retaining shared improvements and parking on the adjoining lot.
The building is located on a high-profile downtown Wilmington corner. Traffic visibility is supported by 20,000+ cards daily. The listing also includes an 82x60 adjoining lot that provides off-street parking. Suite 821 is described as a private suite with an open office area, restroom, and private patio.
This configuration supports a range of office uses across multiple suites while retaining shared improvements and parking on the adjoining lot.
Key Highlights
- 12 suites with 11 occupied suites
- Large covered terrace plus full kitchen
- Four restrooms
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
$44,083
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
4.53%
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%
$881,660
$881.7K
Cap Rate 7%
$629,757
$629.8K
Cap Rate 9%
$489,811
$489.8K
Market Conditions
NOI Build-Up for 3,471 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
$72.5K $20.88/SF
− Vacancy
−$13.7K −$3.95/SF
EGI
$58.8K $16.93/SF
− OpEx
−$14.7K −$4.23/SF
NOI
$44.1K $12.70/SF
Area
Wilmington, NC
Vacancy
18.90%
Lease Rate
$20.88 /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%
$881,660
Cap Rate 7%
$629,757
Cap Rate 9%
$489,811
Alternative Uses
Best Use
Office B
$629.8K
$551.0K – $734.7K
NOI $44,083 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$42.50M
$37.19M – $49.58M
NOI $2,975,025 @ 7.0% cap · market cap 305.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
12
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,026
Businesses Nearby
Explore this area
Business Placement
Demographics for 28401, NC
22,204
Population
13,017
Households
1.7
Avg Household Size
41
Median Age
34%
College-Educated
88%
High-School Grad
31.0 sq mi
ZIP Area
716
Density / Sq Mi
$52,159
Median Household Income
$35,739
Median Earnings
$1,183
Median Rent
$263,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Executive multi-tenant office building with 12 suites, including a covered terrace, full kitchen, and four restrooms.
Where is this office building located?
The property is located at 803 Dawson St Wilmington, NC.
What is the asking price?
The asking price for this property is $974,000.
What are key features of this property?
This property features: 12 suites with 11 occupied suites; Large covered terrace plus full kitchen; Four restrooms
