Fee-Simple Townhome
For Sale
$1,400,000
887 Ducks Landing, Aberdeen, NC 28315
Residential Income, Aberdeen, NC
Property Size6,764 SF
Price / SF$206.98
Days on Market56
Property Features for 887 Ducks Landing
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
ABERDE
Bedrooms
12
Bathrooms
9
Full bathrooms
8
Half bathrooms
4
Rooms
Bedroom 3, Bedroom 5, Bathroom 3, Bathroom 6, Bathroom 1, Bedroom 11, Bathroom 10, Bedroom 9, Bathroom 9, Bedroom 4, Bathroom 11, Bedroom 2, Bedroom 7, Bathroom 12, Bathroom 5, Bathroom 2, Bathroom 8, Bedroom 8, Bathroom 4, Bedroom 1, Bedroom 10, Bedroom 12, Bedroom 6, Bathroom 7
Parking
2
Parking features
Garage
Patio and Porch features
Deck
Interior features
Wash/Dry Connect, Kitchen Island
Exterior features
Mail on Site, Trash on Site
Subdivision
Ducks Landing
Elementary school
Aberdeeen Elementary
Middle school
Southern Middle
High school
Pinecrest High
High school district
Moore County Schools
Directions
From US-1, turn eastbound on Saunders Blvd, then turn left onto Ducks Landing Rd.
Standard status
Active
APN
20230053
Size
6,764 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
DUCK'S LANDING LOT 32
Tax Annual Amount
2432
Legal Description
DUCK'S LANDING LOT 32
Utilities
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Building Details
Year built
2022
Floors in Building
2
Number of units
4
Building materials
Brick, Vinyl Siding, Wood Frame
Roof type
Shingle
Listing Agency:
Britt Commercial Real Estate LLC
Listed By:
Zachary Britt · License #315119
(615) 971-1553
Added: Aug 11
Changed: Oct 4
Last Checked: Oct 5 at 2:06AM
MLS# 100595581
Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property comprises 28 fee-simple townhomes constructed in 2022, with a total reported property size of 6,764 square feet. The residences feature brick, vinyl siding, and wood-frame construction, along with forced-air electric heating, central air conditioning, shingle roofing, garages, decks, kitchen islands, and washer/dryer connections. Mail and trash facilities are located on site.
The offering represents a 70% ownership position in the community and includes HOA governance control. The townhomes are situated along the 5th fairway of Southern Pines Golf Club, providing golf-course frontage and views. The property is located in Aberdeen, Moore County, North Carolina, and carries the ABERDE zoning designation.
The offering represents a 70% ownership position in the community and includes HOA governance control. The townhomes are situated along the 5th fairway of Southern Pines Golf Club, providing golf-course frontage and views. The property is located in Aberdeen, Moore County, North Carolina, and carries the ABERDE zoning designation.
Key Highlights
- 28 fee‑simple townhomes constructed in 2022
- 70% community ownership with HOA governance control
- Reported property size of 6,764 square feet
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
$59,624
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
4.26%
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%
$1,192,480
$1.2M
Cap Rate 7%
$851,771
$851.8K
Cap Rate 9%
$662,489
$662.5K
Market Conditions
NOI Build-Up for 6,764 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
$113.6K $16.80/SF
− Vacancy
−$5.2K −$0.77/SF
EGI
$108.4K $16.03/SF
− OpEx
−$48.8K −$7.21/SF
NOI
$59.6K $8.81/SF
Area
Moore County, NC
Vacancy
4.60%
Lease Rate
$16.80 /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%
$1,192,480
Cap Rate 7%
$851,771
Cap Rate 9%
$662,489
Alternative Uses
Best Use
Apartment 5plus
$851.8K
$745.3K – $993.7K
NOI $59,624 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.50M
NOI $90,221 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
28
Residential units
Location Intelligence
Trade Area within ½ mile
261
Businesses Nearby
Explore this area
Business Placement
Demographics for 28315, NC
13,500
Population
6,350
Households
2.1
Avg Household Size
37
Median Age
31%
College-Educated
93%
High-School Grad
65.0 sq mi
ZIP Area
208
Density / Sq Mi
$73,079
Median Household Income
$45,644
Median Earnings
$1,131
Median Rent
$279,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Recently constructed multifamily asset with garages, decks, central air, and on-site mail and trash facilities.
Where is this multifamily property located?
The property is located at 887 Ducks Landing Aberdeen, NC.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 28 fee‑simple townhomes constructed in 2022; 70% community ownership with HOA governance control; Reported property size of 6,764 square feet
