Individually Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
BRICK
Total area
30,867 SF
Lot
51.83 ac (2,257,715 SF)
Zoning code
R40
APN
0765.16-83-7323 0224351
UPID
US53-1108775
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Theater & Performing Art Venue
-
Training Center Family Recreation Center
-
High School
-
Sports School Sports Field & Court
-
Sports Field & Court Sports School
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.91M
Comparable Approach
Comparable
$8.43M
Blend (final)
Blend
$7.76M
Owner & transaction history
since 2018
1 recorded transaction
Zoning & alternative use
R40 · Cary, NC
Zoning description
(B) R-40: Residential District (C) R-20: Residential District (D) R-12: Residential District (E) R-8: Residential District (F) TR: Transitional Residential District (G) RMF: Residential Multi-Family District (H) RR: Reso…
General category
RESIDENTIAL
Top alternative use upside
Medical building
$10.6M
+54.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.76M
Value range
$6.98M – $8.54M
±10% around blend
Estimated value / SF
$251 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$6.98M
blend $7.76M
$8.54M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,867 SF
Lot area
51.83 ac
Year built
1997
Stories
2
APN
0765.16-83-7323 0224351
Zoning
R40
Assessed value
$38,532,583
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.91M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.65M
@ 6.5% CAP return
$8.91M
@ 7% CAP return
$8.28M
4
Sales comparison
Partial preview
Sales approach indication
$10.31M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.3 mi away · 31,230 SF
10.5 mi away · 27,464 SF
12.3 mi away · 35,886 SF
24.4 mi away · 22,254 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.76M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 47 sales
$223
+13%
Submarket 189 sales
$225
+12%
County 878 sales
$201
+25%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $251/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+55%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$38.53M
Move the market yield to see immediate price impact.
Value / SF
$1,248
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2.43M
$48.55M
$34.68M
$26.97M
$2.70M
$53.95M
$38.53M
$29.97M
$2.97M
$59.34M
$42.39M
$32.97M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$16.13M
8.2 mi · Jan 2026 · $414/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$38,532,583
Assessed 2023
Previous assessed
$38,532,583
+0.0% YoY
Assessed land
$7,256,200
Assessed improvement
$31,276,383
Land market value
$7,256,200
Improvement market value
$31,276,383
Total market value
$38,532,583
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
30,867 SF
Lot
51.83 ac (2,257,715 SF)
Zoning code
R40
APN
0765.16-83-7323 0224351
UPID
US53-1108775
Jurisdiction
WAKE
Zoning & alternative use
R40 · Cary, NCZoning R40 · permitted uses
R40 · Cary, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
(B) R-40: Residential District (C) R-20: Residential District (D) R-12: Residential District (E) R-8: Residential District (F) TR: Transitional Residential District (G) RMF: Residential Multi-Family District (H) RR: Reso…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Lot
51.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R40
RESIDENTIAL
Jurisdiction
Cary, NC
Recorded code
R40
Official district
R40
Official district profile
What the municipal code says about R40
Zoning description
(B) R-40: Residential District (C) R-20: Residential District (D) R-12: Residential District (E) R-8: Residential District (F) TR: Transitional Residential District (G) RMF: Residential Multi-Family District (H) RR: Reso…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R40 in Cary, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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