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Property profile & analytics
OFF-MARKET
Estimated value
$7,100,000
Office buildings
1100 Situs Ct Raleigh, NC 27606-5446
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-1218532
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
BRICK
Total area
40,770 SF
Lot
2.84 ac (123,710 SF)
Zoning code
OX-3
APN
0783.13-03-1905 0226620
UPID
US53-1218532
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
-
Circle K Coastal Carolinas Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.29M
CAP Approach
CAP
$9.27M
Comparable Approach
Comparable
$7.68M
Blend (final)
Blend
$7.10M
Owner & transaction history
Tso Situs Office Park LP · 4 yrs held
Tso Situs Office Park LP
since 2022
Last sale
$7.1M
2 recorded transactions
Zoning & alternative use
OX-3 · Raleigh, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The OX-3 is intended to provide for a variety of office and employment uses whileallowing for housing and limited retail and service related options
Zone name
Office Mixed Use
General category
MIXED_USE
Zone area
2,273.34 ac
Source
Realmo
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 Raleigh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Raleigh 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
$6,940,000
ML approach
$7,285,000
CAP Approach
CAP Return
Estimation
6%
$10,040,000
6.5%
$9,270,000
7%
$8,605,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,955,000
Current use
Blend value · Realmo final
$7.10M
Range $6.39M – $7.81M · ±10% · vs last sale $7.08M (Jun 6 2022)
Last sale anchor
$7.08M
Jun 6 2022
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
$174 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$64,447
Tax year 2023
Assessed value
$5,912,593
Assessed 2023
Previous assessed
$5,912,593
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,859,361
Assessed improvement
$4,053,232
Land market value
$1,859,361
Improvement market value
$4,053,232
Total market value
$5,912,593
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
40,770 SF
Lot
2.84 ac (123,710 SF)
Zoning code
OX-3
APN
0783.13-03-1905 0226620
UPID
US53-1218532
Jurisdiction
WAKE
Zoning & alternative use
OX-3 · Raleigh, NCZoning OX-3 · permitted uses
OX-3 · Raleigh, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The OX-3 is intended to provide for a variety of office and employment uses whileallowing for housing and limited retail and service related options
Zone name
Office Mixed Use
General category
MIXED_USE
Zone area
2,273.34 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.0M
OFFICE BUILDING Current
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
2.84 ac
Current owner
From public records · entity-resolved
Tso Situs Office Park LP
Entity
Mailing address
1170 PEACHTREE ST NE STE #2000, ATLANTA, GA 30309-7691
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2022
$27,800,000
Tso Situs Office Park LP
Akf3 Situs Parkwest LLC
Special Warranty Deed
$23,520,000 · Bankunited NA
Sep 11, 2017
$25,550,000
Akf3 Situs Parkwest LLC
Highwoods Realty LP
Trustees Deed
$52,000,000 · Pnc Bk
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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