Renovated Duplex with Rental
For Sale
$299,900
Pending
805 Main Street, Louisburg, NC 27549
Renovated duplex for sale with income potential, well suited for owner-occupants living in one unit.
Property Size1,638 SF
Days on Market399
Property Features for 805 Main Street
General Information
Standard status
Pending
Size
1,638 SF
Property subtype
Duplex
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,993
Amenities
Electric
3
Vinyl
Shingle
Wood, Vinyl
Public Roads.
Building Details
Year Built
1923
Stories
2
Listing Agency:
1800 Real Estate, Inc.
(919) 389-2201
Listed By:
Victor Barreiro · License #257784
(919) 475-8664
Source:
Xome
Added: Jul 19, 2025
Changed: Aug 12
Last Checked: Aug 20 at 5:10AM
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 1800 Real Estate, Inc.
Investment Insights
Based on property information with market context.
This beautifully renovated duplex offers flexible living and rental income across two units. The property has been updated and is presented as an opportunity for an owner-occupant to live in one floor while renting the other, or for an investor seeking income from both sides. The total building size is approximately 1,638 square feet.
Located at 805 S Main Street in Louisburg, NC, the duplex is described as being near downtown Louisburg and convenient to local shops and restaurants, with Louisburg College also nearby.
For buyers looking for a renovated, two-unit residential income property in a walkable, amenity-oriented setting, this duplex presents a straightforward ownership structure with both live-in and rental options.
Located at 805 S Main Street in Louisburg, NC, the duplex is described as being near downtown Louisburg and convenient to local shops and restaurants, with Louisburg College also nearby.
For buyers looking for a renovated, two-unit residential income property in a walkable, amenity-oriented setting, this duplex presents a straightforward ownership structure with both live-in and rental options.
Key Highlights
- Renovated duplex with income potential, suitable for owner‑occupants who live in one unit and rent the other
- Year built: 1923
- Electric cooling and heating system listed as “3”
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
$18,913
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
6.31%
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%
$378,260
$378.3K
Cap Rate 7%
$270,186
$270.2K
Cap Rate 9%
$210,144
$210.1K
Market Conditions
NOI Build-Up for 1,638 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
$28.5K $17.40/SF
− Vacancy
−$1.5K −$0.90/SF
EGI
$27.0K $16.50/SF
− OpEx
−$8.1K −$4.95/SF
NOI
$18.9K $11.55/SF
Area
Franklin County, NC
Vacancy
5.20%
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%
$378,260
Cap Rate 7%
$270,186
Cap Rate 9%
$210,144
Alternative Uses
Best Use
Multifamily LT 5
$270.2K
$236.4K – $315.2K
NOI $18,913 @ 7.0% cap · market cap 6.31%
Second Best
Apartment 5plus
$239.5K
$209.6K – $279.5K
NOI $16,768 @ 7.0% cap · market cap 5.59%
Theoretical Best
Specialty Retail
$467.7K
$409.2K – $545.6K
NOI $32,738 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
Explore this area
Business Placement
Demographics for 27549, NC
24,558
Population
11,326
Households
2.2
Avg Household Size
43
Median Age
20%
College-Educated
85%
High-School Grad
231.7 sq mi
ZIP Area
106
Density / Sq Mi
$63,534
Median Household Income
$36,782
Median Earnings
$954
Median Rent
$191,400
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?
Duplex - Renovated duplex for sale with income potential, well suited for owner-occupants living in one unit.
Where is this duplex located?
The property is located at 805 Main Street Louisburg, NC.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Renovated duplex with income potential, suitable for owner‑occupants who live in one unit and rent the other; Year built: 1923; Electric cooling and heating system listed as “3”
