Two-Unit
For Sale
$140,000
903/905 E 4th St, Goldsboro, NC 27534
Both residences provide two bedrooms and one bathroom within a compact income-producing property.
Property Size1,565 SF
Price / SF$89.46
Days on Market10
Property Features for 903/905 E 4th St
General Information
Standard status
Active
Size
1,565 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1945
Buildings
1
Listing Agency:
Coldwell Banker Sea Coast Advantage-Cb
Listed By:
Tyre Realty Group
(252) 758-4663
Source:
Tyrerealtygroup
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 26 at 6:35AM
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 Coldwell Banker Sea Coast Advantage-Cb
Investment Insights
Based on property information with market context.
Located at 903/905 E 4th St in Goldsboro, this duplex contains two residential units within a 1,565-square-foot property. The building dates to 1945 and is configured for separate occupancy.
Each unit includes two bedrooms and one bathroom, creating a consistent layout across both residences. The property is identified as a duplex and offers a straightforward two-unit configuration for residential ownership.
Each unit includes two bedrooms and one bathroom, creating a consistent layout across both residences. The property is identified as a duplex and offers a straightforward two-unit configuration for residential ownership.
Key Highlights
- Two‑unit duplex at 903/905 E 4th St, Goldsboro, NC 27534
- Each unit includes 2 BR and 1 BA
- 1,565‑square‑foot property
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
$12,756
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
9.11%
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%
$255,120
$255.1K
Cap Rate 7%
$182,229
$182.2K
Cap Rate 9%
$141,733
$141.7K
Market Conditions
NOI Build-Up for 1,565 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
$24.4K $15.60/SF
− Vacancy
−$1.2K −$0.78/SF
EGI
$23.2K $14.82/SF
− OpEx
−$10.4K −$6.67/SF
NOI
$12.8K $8.15/SF
Area
Wayne County, NC
Vacancy
5.00%
Lease Rate
$15.60 /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%
$255,120
Cap Rate 7%
$182,229
Cap Rate 9%
$141,733
Alternative Uses
Best Use
Multifamily LT 5
$195.2K
$170.8K – $227.8K
NOI $13,665 @ 7.0% cap · market cap 9.76%
Second Best
Apartment 5plus
$182.2K
$159.5K – $212.6K
NOI $12,756 @ 7.0% cap · market cap 9.11%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,075 @ 7.0% cap · market cap 62.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
437
Businesses Nearby
Explore this area
Business Placement
Demographics for 27534, NC
30,844
Population
15,158
Households
2
Avg Household Size
38
Median Age
29%
College-Educated
91%
High-School Grad
73.1 sq mi
ZIP Area
422
Density / Sq Mi
$59,950
Median Household Income
$39,686
Median Earnings
$1,106
Median Rent
$187,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Both residences provide two bedrooms and one bathroom within a compact income-producing property.
Where is this duplex located?
The property is located at 903/905 E 4th St Goldsboro, NC.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: Two‑unit duplex at 903/905 E 4th St, Goldsboro, NC 27534; Each unit includes 2 BR and 1 BA; 1,565‑square‑foot property
