Open-Plan Retail
For Sale
Contact for pricing
8928 Clayton Blvd, Clayton, NC 27520
Former gym space provides a flexible interior for retail, fitness, medical, showroom, or service-oriented operations.
Property Size2,400 SF
Price / SF$325
Days on Market158
Property Features for 8928 Clayton Blvd
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Retail
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
MKM Commercial
(919) 907-0760
Listed By:
Arpan Makam · License #NC 263636
Source:
Crexi
Added: Mar 26
Changed: Aug 29
Last Checked: Aug 29 at 1:37PM
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 MKM Commercial
Investment Insights
Based on property information with market context.
This retail condominium in Clayton, NC contains 2,400 square feet and was previously used as a gym. Its broad, open interior can be adapted for retail, fitness, medical, showroom, or service-based operations, offering a straightforward layout for a range of commercial users.
The property fronts US-70 and is positioned within a growing commercial area. Nearby residential construction is expanding the surrounding customer base, while biotech and industrial projects are adding employment activity in the broader corridor. The combination of an adaptable interior and access to an active growth area supports both owner-user and investment consideration.
The property fronts US-70 and is positioned within a growing commercial area. Nearby residential construction is expanding the surrounding customer base, while biotech and industrial projects are adding employment activity in the broader corridor. The combination of an adaptable interior and access to an active growth area supports both owner-user and investment consideration.
Key Highlights
- 2,400‑square‑foot retail condominium in Clayton, NC
- Open interior layout supports flexible commercial configurations
- Previously operated as a gym
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
$29,464
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
3.78%
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%
$589,280
$589.3K
Cap Rate 7%
$420,914
$420.9K
Cap Rate 9%
$327,378
$327.4K
Market Conditions
NOI Build-Up for 2,400 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
$45.5K $18.96/SF
− Vacancy
−$3.4K −$1.42/SF
EGI
$42.1K $17.54/SF
− OpEx
−$12.6K −$5.26/SF
NOI
$29.5K $12.28/SF
Area
Johnston County, NC
Vacancy
7.50%
Lease Rate
$18.96 /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%
$589,280
Cap Rate 7%
$420,914
Cap Rate 9%
$327,378
Alternative Uses
Best Use
Retail
$420.9K
$368.3K – $491.1K
NOI $29,464 @ 7.0% cap · market cap 3.78%
Second Best
Flex RnD
$376.3K
$329.2K – $439.0K
NOI $26,339 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$726.1K
$635.3K – $847.1K
NOI $50,824 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 27520, NC
46,478
Population
18,540
Households
2.5
Avg Household Size
37
Median Age
29%
College-Educated
94%
High-School Grad
70.8 sq mi
ZIP Area
656
Density / Sq Mi
$84,545
Median Household Income
$45,147
Median Earnings
$1,430
Median Rent
$282,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Former gym space provides a flexible interior for retail, fitness, medical, showroom, or service-oriented operations.
Where is this retail space located?
The property is located at 8928 Clayton Blvd Clayton, NC.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: 2,400‑square‑foot retail condominium in Clayton, NC; Open interior layout supports flexible commercial configurations; Previously operated as a gym
