Medical Office with Hardwood
For Sale
$365,000
Pending
957 S Old Mcpherson Church Road S, Fayetteville, NC 28303
CommercialSale, Fayetteville, NC
Property Size2,126 SF
Lot Size0.58 Acres
Days on Market634
Property Features for 957 S Old Mcpherson Church Road S
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
C1 - Local Business District
Parking
5000
Parking features
Parking Lot
Security features
Security
Subdivision
HAYMOUNT
Lot features
Level
Directions
From McPherson Church Road, Make a Right on S. Old McPherson Church Road. Office is across from Village Christian Church athletic field. Supra is on the property. Property has an active security system. Code is 4190 . Currently vacant, ready to show at anytime, just schedule a showing on the MLS.
Standard status
Pending
APN
0417-82-6089
Size
2,126 SF
Lot size
0.58 Acres
Taxes and HOA fees
Tax Description
LT 13 OWEN RD (0.46 AC)
Legal Description
LT 13 OWEN RD (0.46 AC)
Utilities
Sewer type
Public Sewer
Cooling system
Central Air, Electric
Water source
Public
Amenities
full kitchen
conference room with fireplace
Building Details
Year built
1963
Building materials
BrickVeneer, Frame, WoodFrame
Roof type
Composition, Shingle
Listing Agency:
THE PROPERTY PLACE OF FAYETTEVILLE
Listed By:
THERESA FRETT · License #334091
(910) 551-3331
Added: Dec 16, 2024
Changed: Aug 19
Last Checked: Sep 11 at 8:06AM
MLS# 736218
Copyright © 2026 Longleaf Pine Realtors. 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.
The 2,126-square-foot medical office property occupies 0.58 acres and was remodeled in 2006. The layout includes four-plus offices, a full kitchen, a large conference room with a fireplace, hardwood flooring throughout, and substantial storage inside and outside. An electrically wired storage building is also included.
Located at 957 S. Old McPherson Church Road in Fayetteville, the property is positioned near McPherson Church Road and All American Highway. Site features include a parking lot, public water, public sewer, central air, electric cooling, and a composition shingle roof. The building was constructed in 1963.
Located at 957 S. Old McPherson Church Road in Fayetteville, the property is positioned near McPherson Church Road and All American Highway. Site features include a parking lot, public water, public sewer, central air, electric cooling, and a composition shingle roof. The building was constructed in 1963.
Key Highlights
- 2,126‑square‑foot office building on 0.58 acres
- Remodeled in 2006 with hardwood flooring throughout
- Four‑plus offices, full kitchen, and conference room with fireplace
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
$25,990
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
7.12%
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%
$519,800
$519.8K
Cap Rate 7%
$371,286
$371.3K
Cap Rate 9%
$288,778
$288.8K
Market Conditions
NOI Build-Up for 2,126 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
$43.4K $20.40/SF
− Vacancy
−$8.7K −$4.10/SF
EGI
$34.7K $16.30/SF
− OpEx
−$8.7K −$4.07/SF
NOI
$26.0K $12.22/SF
Area
Fayetteville, NC
Vacancy
20.10%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
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%
$519,800
Cap Rate 7%
$371,286
Cap Rate 9%
$288,778
Alternative Uses
Best Use
Office B
$371.3K
$324.9K – $433.2K
NOI $25,990 @ 7.0% cap · market cap 7.12%
Second Best
Healthcare Medical
$314.9K
$275.5K – $367.4K
NOI $22,042 @ 7.0% cap · market cap 6.04%
Theoretical Best
Office A
$465.9K
$407.7K – $543.6K
NOI $32,615 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,269
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28303, NC
30,842
Population
15,554
Households
2
Avg Household Size
36
Median Age
30%
College-Educated
94%
High-School Grad
15.4 sq mi
ZIP Area
2,003
Density / Sq Mi
$53,261
Median Household Income
$37,238
Median Earnings
$1,125
Median Rent
$174,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Remodeled office property with multiple private offices, a full kitchen, conference space, and interior and exterior storage.
Where is this medical office space located?
The property is located at 957 S Old Mcpherson Church Road S Fayetteville, NC.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 2,126‑square‑foot office building on 0.58 acres; Remodeled in 2006 with hardwood flooring throughout; Four‑plus offices, full kitchen, and conference room with fireplace
