Neighborhood Strip
New
For Sale
$3,500,000
8998 Clayton Blvd, Clayton, NC 27520
Built in 2008, the center offers an owner-user transition following ResCare’s scheduled departure on September 30, 2026.
Property Size10,800 SF
Days on Market3
Property Features for 8998 Clayton Blvd
General Information
Standard status
Active
Size
10,800 SF
Property subtype
Retail
Building Details
Building Size
10,800 SF
Year Built
2008
Tenancy
Multi
Listed By:
Jim Perricone · License #NC #256210
(919) 628-9063
Source:
Partnerscrnc
Added: Sep 16
Last Checked: Sep 16 at 1:56PM
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 Jim Perricone
Investment Insights
Based on property information with market context.
This neighborhood strip center was built in 2008 and is positioned within Southern Village along Clayton Boulevard, identified as US 70 Business. ResCare is scheduled to vacate the property effective September 30, 2026, creating an owner-user transition opportunity within the existing retail center configuration.
The property is located between Grifols and NC Highway 42 East in Clayton, North Carolina. Clayton Boulevard serves as a connection between Raleigh and Smithfield, while the surrounding area includes ongoing residential and commercial development. Nearby Flowers Plantation and Johnston County’s expanding employment base add context to the property’s eastern Clayton setting, with major employers including Novo Nordisk, Grifols, and Caterpillar referenced in the surrounding market.
The property is located between Grifols and NC Highway 42 East in Clayton, North Carolina. Clayton Boulevard serves as a connection between Raleigh and Smithfield, while the surrounding area includes ongoing residential and commercial development. Nearby Flowers Plantation and Johnston County’s expanding employment base add context to the property’s eastern Clayton setting, with major employers including Novo Nordisk, Grifols, and Caterpillar referenced in the surrounding market.
Key Highlights
- Neighborhood strip center built in 2008
- ResCare scheduled to vacate effective 09/30/2026
- Located at 8998 Clayton Blvd, Clayton, NC 27520
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
$132,587
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
3.79%
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%
$2,651,740
$2.7M
Cap Rate 7%
$1,894,100
$1.9M
Cap Rate 9%
$1,473,189
$1.5M
Market Conditions
NOI Build-Up for 10,800 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
$204.8K $18.96/SF
− Vacancy
−$15.4K −$1.42/SF
EGI
$189.4K $17.54/SF
− OpEx
−$56.8K −$5.26/SF
NOI
$132.6K $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%
$2,651,740
Cap Rate 7%
$1,894,100
Cap Rate 9%
$1,473,189
Alternative Uses
Best Use
Retail
$1.89M
$1.66M – $2.21M
NOI $132,587 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.27M
$2.86M – $3.81M
NOI $228,708 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Electronics 54%
Dining 46%
T-Mobile
Electronics
1,351 visits/mo
0.3 miles
Azteca
Dining
1,136 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Strip mall - Built in 2008, the center offers an owner-user transition following ResCare’s scheduled departure on September 30, 2026.
Where is this strip mall located?
The property is located at 8998 Clayton Blvd Clayton, 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: Neighborhood strip center built in 2008; ResCare scheduled to vacate effective 09/30/2026; Located at 8998 Clayton Blvd, Clayton, NC 27520
