Commercial and Residential
For Sale
$699,900
9801 Ten-ten Road, Raleigh, NC 27603
Commercial Sale, Raleigh, NC
Property Size3,557 SF
Lot Size1.14 Acres
Price / SF$196.77
Days on Market710
Property Features for 9801 Ten-ten Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial/ R30
Parking
12
Fencing
Chain Link
Standard status
Active
APN
1609410442
Size
3,557 SF
Lot size
1.14 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
LO2 H H POLLARD EST BM2001 -1353
Tax Annual Amount
1765
Legal Description
LO2 H H POLLARD EST BM2001 -1353
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Water source
Well
Building Details
Year built
1957
Floors in Building
1
Building materials
Block, Concrete, Vinyl Siding
Listing Agency:
The NC Real Estate Firm, LLC
(919) 801-7951
Listed By:
Tommy Myatt
(919) 414-7689
Added: Sep 10, 2024
Changed: Aug 19
Last Checked: Aug 20 at 7:06PM
MLS# 10053529
Copyright © 2026 Doorify 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 property presents a rare opportunity to own both commercial and residential spaces in a prime location. The commercial building, formerly Pollard's Grocery and Grill, is strategically situated at the intersection of Ten-Ten Road and Rand Road. The building is described as solid with good structure, requiring some improvements. A separate residential home is included on the same 1.14-acre property. The home is currently rented, providing immediate rental income. The property is zoned Commercial/R30 and is suitable for a retail storefront. The commercial building is 3,557 square feet. Wake County allows Neighborhood Oriented Retail commercial uses. This location is ideal for customizing the commercial building while residing in the home. The property is located in Raleigh, NC.
Key Highlights
- Prime location at the intersection of Ten‑Ten Road and Rand Road.
- Opportunity to own both commercial and residential properties.
- Existing residential rental property provides immediate income.
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
$43,668
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
6.24%
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%
$873,360
$873.4K
Cap Rate 7%
$623,829
$623.8K
Cap Rate 9%
$485,200
$485.2K
Market Conditions
NOI Build-Up for 3,557 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
$67.4K $18.96/SF
− Vacancy
−$5.1K −$1.42/SF
EGI
$62.4K $17.54/SF
− OpEx
−$18.7K −$5.26/SF
NOI
$43.7K $12.28/SF
Area
ZIP 27603
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%
$873,360
Cap Rate 7%
$623,829
Cap Rate 9%
$485,200
Alternative Uses
Best Use
Retail
$623.8K
$545.9K – $727.8K
NOI $43,668 @ 7.0% cap · market cap 6.24%
Second Best
Apartment 5plus
$473.9K
$414.7K – $552.9K
NOI $33,172 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$1.13M
$984.5K – $1.31M
NOI $78,759 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 27603, NC
54,616
Population
24,030
Households
2.3
Avg Household Size
34
Median Age
48%
College-Educated
94%
High-School Grad
51.4 sq mi
ZIP Area
1,063
Density / Sq Mi
$87,939
Median Household Income
$51,856
Median Earnings
$1,496
Median Rent
$347,000
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Prime location with commercial building and residential home.
Where is this storefront property located?
The property is located at 9801 Ten-ten Road Raleigh, NC.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Prime location at the intersection of Ten‑Ten Road and Rand Road.; Opportunity to own both commercial and residential properties.; Existing residential rental property provides immediate income.
