Residential Income Property with
For Sale
$350,000
8518 Arboles Ct, Raleigh, NC 27613
Cornerstone Park townhome with connected kitchen, dining, and living areas and access to an attached garage.
Property Size1,286 SF
Price / SF$272.16
Days on Market19
Property Features for 8518 Arboles Ct
General Information
Standard status
Active
Size
1,286 SF
Property subtype
Multi-Family
Building Details
Year Built
2004
Listing Agency:
LPT Realty, LLC
Listed By:
Nelson Padilla · License #339406
(919) 634-0462
Source:
Searchhomesinnorthcarolina
Added: Sep 13
Changed: Sep 30
Last Checked: Oct 1 at 11:38AM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
This 1,286-square-foot townhome in Cornerstone Park was built in 2004 and has two bedrooms and two-and-a-half bathrooms. The main floor connects the kitchen, dining area, and living room. A corner fireplace anchors the living space, while glass-paneled doors at the rear open toward the outdoor area. The kitchen includes a raised breakfast bar and wood cabinetry. Interior details include a vaulted bedroom ceiling, walk-in closet, and double-sink vanity, along with an attached one-car garage.
The property is in Northwest Raleigh, with access to Glenwood Avenue and I-540. Shopping and dining options around Brier Creek and Crabtree are also noted in the surrounding area.
The property is in Northwest Raleigh, with access to Glenwood Avenue and I-540. Shopping and dining options around Brier Creek and Crabtree are also noted in the surrounding area.
Key Highlights
- Two‑bedroom, two‑and‑a‑half‑bath townhome
- 1,286 square feet; built in 2004
- Attached one‑car garage
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
$12,233
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
3.50%
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%
$244,660
$244.7K
Cap Rate 7%
$174,757
$174.8K
Cap Rate 9%
$135,922
$135.9K
Market Conditions
NOI Build-Up for 1,286 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
$23.6K $18.36/SF
− Vacancy
−$1.4K −$1.06/SF
EGI
$22.2K $17.30/SF
− OpEx
−$10.0K −$7.78/SF
NOI
$12.2K $9.51/SF
Area
ZIP 27613
Vacancy
5.80%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$244,660
Cap Rate 7%
$174,757
Cap Rate 9%
$135,922
Alternative Uses
Best Use
Apartment 5plus
$174.8K
$152.9K – $203.9K
NOI $12,233 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$334.9K
$293.0K – $390.7K
NOI $23,441 @ 7.0% cap · market cap 6.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
430
Businesses Nearby
Explore this area
Business Placement
Demographics for 27613, NC
46,969
Population
20,099
Households
2.3
Avg Household Size
39
Median Age
68%
College-Educated
98%
High-School Grad
25.5 sq mi
ZIP Area
1,842
Density / Sq Mi
$119,362
Median Household Income
$70,722
Median Earnings
$1,478
Median Rent
$478,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Cornerstone Park townhome with connected kitchen, dining, and living areas and access to an attached garage.
Where is this residential income property located?
The property is located at 8518 Arboles Ct Raleigh, NC.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑bedroom, two‑and‑a‑half‑bath townhome; 1,286 square feet; built in 2004; Attached one‑car garage
