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Property profile & analytics
OFF-MARKET
Estimated value
$13,315,000
Office Spaces
106 Hillcrest Dr, Sanford, NC 27330-4021
Entity Owned
Free & Clear
Property ID
US53-2592457
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1931
Total area
76,100 SF
Lot
2.34 ac (101,930 SF)
Zoning code
OFFICE & INSTITUTIONAL
APN
9642-48-7869-00
UPID
US53-2592457
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Community Health Education High School
-
Lee County Health Department Public Health Department
-
Lee County Tax Collections County Government Office Tax Department
-
Dr. Robert H. Mcconville Jr, MD Pediatrician Physician
-
Kelly Dawn Buie Jones Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.30M
Comparable Approach
Comparable
$12.18M
Blend (final)
Blend
$13.32M
Owner & transaction history
LEE COUNTY
LEE COUNTY
Zoning & alternative use
OFFICE & INSTITUTIONAL · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,325,000
6.5%
$12,300,000
7%
$11,425,000
Blend value · Realmo final
$13.32M
Range $11.98M – $14.65M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$175 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Assessed value
$12,970,900
Assessed 2023
Previous assessed
$12,970,900
+0.0% YoY
Assessed land
$509,700
Assessed improvement
$12,461,200
Land market value
$509,700
Improvement market value
$12,461,200
Total market value
$12,970,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1931
Heating
YES
Cooling
NONE
Buildings
3
Stories
1
Total area
76,100 SF
Lot
2.34 ac (101,930 SF)
Zoning code
OFFICE & INSTITUTIONAL
APN
9642-48-7869-00
UPID
US53-2592457
Jurisdiction
LEE
Zoning & alternative use
OFFICE & INSTITUTIONAL · Sanford, NC
Zoning OFFICE & INSTITUTIONAL · permitted uses
OFFICE & INSTITUTIONAL · Sanford, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1931
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Lot
2.34 ac
Current owner
From public records · entity-resolved
LEE COUNTY
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 1968, SANFORD, NC 27331-1968
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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