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    Historic Home in Jonesboro Heights Title is generated by Realmo AI

    202 W Main, Sanford, NC 27332

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    For Sale
    $700,000

    Restored historic home suitable for office or event space.

    Type:Commercial
    Property size:
    3,550 SF
    Lot size:
    1.19 Acres
    Price / SF:
    $197/SF
    Added:
    Mar 4, 2026
    Days on Market:
    77
    Last Refresh:
    Apr 5 at 10:16 pm

    Property Features for 202 W Main

    General Information

    Standard status
    Active
    Size
    3,550 SF
    Lot size
    1.19 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1882

    We can help!

    Listing Contact
    JOHN RAMSPERGER
    JOHN RAMSPERGER

    Listing agent JOHN RAMSPERGER License #187355

    Listing office SANFORD REAL ESTATE

    Listing date Mar 4, 2026

    Source Corcoran

    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 SANFORD REAL ESTATE

    HighLights

    • Exquisitely restored historic home (Ca 1880) with extensive updates including new foundation, roof, HVAC, electric, plumbing, kitchen, and baths.
    • Large 1.19 acre lot suitable for events and additional parking.
    • Zoned C‑2, making it ideal for a professional office or event space.
    • Located in the desirable Jonesboro Heights section of Sanford.
    • Significant historical provenance: built by railroad official Frank Pierce and later owned by A.A.F. Seawell, a key figure in Lee County's creation and NC Attorney General/Supreme Court Justice.
    • Refinished floors, new lighting and hardware, and fresh interior/exterior paint.

    Overview

    The Pierce-Seawell Home, dating back to approximately 1880, is an exquisitely restored historic property located in the Jonesboro Heights section of Sanford. The property has undergone extensive updates, including a new foundation, roof, heating and air conditioning system, electrical and plumbing systems, exterior and interior paint, refinished floors, and updated kitchen and bathrooms, lighting, and hardware. Built by railroad official Frank Pierce, the home was later owned by attorney A.A.F. Seawell, who played a role in creating Lee County and served in the NC Senate, later becoming the state Attorney General and serving on the state Supreme Court. The property is zoned C-2 and encompasses a 1.19-acre lot, suitable for events and additional parking. With a size of 3550 square feet, this property is suitable for a professional office or event space.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sanford
    County
    Lee
    State
    North Carolina
    Longitude
    -79.1526
    Latitude
    35.4568

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    FAQs

    What type of property is this?
    Office building - Restored historic home suitable for office or event space.
    Where is this office building located?
    The property is located at 202 W Main Sanford, NC.
    What is the asking price?
    The asking price for this property is $700,000.
    What are key features of this property?
    This property features: Exquisitely restored historic home (Ca 1880) with extensive updates including new foundation, roof, HVAC, electric, plumbing, kitchen, and baths.; Large 1.19 acre lot suitable for events and additional parking.; Zoned C‑2, making it ideal for a professional office or event space.
    (919) 708-5100
    We can help!
    Listing Contact
    JOHN RAMSPERGER
    JOHN RAMSPERGER
    Real Estate License ID: 187355
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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