Industrial Building with Office
For Sale
$3,500,000
845 Valley View Rd, Southern Pines, NC 28387
44,500 SF industrial/manufacturing building with offices near Southern Pines.
Property Size44,500 SF
Lot Size9.57 Acres
Price / SF$78.65
Days on Market168
Property Features for 845 Valley View Rd
General Information
Standard status
Active
Size
44,500 SF
Lot size
9.57 Acres
Property subtype
Industrial
Building Details
Building Size
44,500 SF
Year Built
1999
Listing Agency:
Lee & Associates - Raleigh Durham
(919) 906-0524
Listed By:
Scott Hadley · License #102540
(919) 906-0524
Source:
Lee-associates
Added: Mar 6
Changed: Aug 14
Last Checked: Aug 20 at 5:12AM
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 Lee & Associates - Raleigh Durham
Investment Insights
Based on property information with market context.
The property is a 44,500 square foot industrial and manufacturing building that includes office space. It is located just east of the Southern Pines city limits, with access to US 1 via the Hyland Hills intersection at the back of the property. The building is situated on approximately 9.566 total acres across 8 parcels. There are residential properties intentionally undeveloped to create a buffer. The location is industrial on the northern side of Southern Pines, with access off of US-1 and Valley View Rd, and a full movement intersection at US-1. The building features approximately 6,000 square feet of conditioned office space and a heated warehouse. Ceiling heights on the right side of the building measure 14 feet at the center and 11 feet 8 inches at the eaves, while the left side has ceiling heights of 14 feet 8 inches at the center and 11 feet 3 inches at the eaves. The property includes one dock and one grade-level door, public water, and septic. Ample parking is available.
Key Highlights
- 44,500 SF industrial/manufacturing building with approximately 6,000 SF of office space.
- Located just east of Southern Pines with access to US‑1 via Hyland Hills intersection.
- Approximately 9.566 total acres across 8 parcels with additional land available.
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
$267,454
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
7.64%
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%
$5,349,080
$5.3M
Cap Rate 7%
$3,820,771
$3.8M
Cap Rate 9%
$2,971,711
$3.0M
Market Conditions
NOI Build-Up for 44,500 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
$400.5K $9.00/SF
− Vacancy
−$18.4K −$0.41/SF
EGI
$382.1K $8.59/SF
− OpEx
−$114.6K −$2.58/SF
NOI
$267.5K $6.01/SF
Area
Moore County, NC
Vacancy
4.60%
Lease Rate
$9.00 /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%
$5,349,080
Cap Rate 7%
$3,820,771
Cap Rate 9%
$2,971,711
Alternative Uses
Best Use
Industrial
$3.82M
$3.34M – $4.46M
NOI $267,454 @ 7.0% cap · market cap 7.64%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.48M
$7.42M – $9.89M
NOI $593,557 @ 7.0% cap · market cap 16.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 28387, NC
16,413
Population
8,731
Households
1.9
Avg Household Size
45
Median Age
53%
College-Educated
93%
High-School Grad
29.5 sq mi
ZIP Area
556
Density / Sq Mi
$73,587
Median Household Income
$51,681
Median Earnings
$1,137
Median Rent
$366,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - 44,500 SF industrial/manufacturing building with offices near Southern Pines.
Where is this manufacturing property located?
The property is located at 845 Valley View Rd Southern Pines, NC.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 44,500 SF industrial/manufacturing building with approximately 6,000 SF of office space.; Located just east of Southern Pines with access to US‑1 via Hyland Hills intersection.; Approximately 9.566 total acres across 8 parcels with additional land available.
