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Property profile & analytics
OFF-MARKET
Estimated value
$3,130,000
Strip malls
1655 Buffalo Lk Rd Sanford, NC 27332-2537
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US53-2434550
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2010
Total area
41,887 SF
Lot
5.94 ac (258,746 SF)
Zoning code
COMM
APN
03958703 0020 70
UPID
US53-2434550
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
-
Food Lion Grocery & Convenience Store Food Market
-
Food Lion Pharmacy Grocery & Convenience Store Food Market
-
Coinstar Kiosk | Bitcoin ATM Atm Currency Exchange Service
-
Western Union Bank Credit Union
-
Sanford Office Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.21M
Blend (final)
Blend
$3.13M
Owner & transaction history
Vp Spout Springs De LLC
Vp Spout Springs De LLC
1 recorded transaction
Zoning & alternative use
COMM · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.6M
+60.5%
Retail stores
$4.0M
+39.9%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,840,000
Current use
COMMERCIAL (GENERAL)
$4,560,000
Change: +61% · Conversion: Easy
RETAIL STORES
$3,975,000
Change: +40% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,685,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$3.13M
Range $2.82M – $3.44M · ±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
$75 / 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
$27,590
Tax year 2023
Assessed value
$3,820,655
Assessed 2023
Previous assessed
$3,820,655
+0.0% YoY
Effective rate
0.72%
On assessed value
Land market value
$173,250
Improvement market value
$3,647,405
Total market value
$3,820,655
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2010
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
5
Total area
41,887 SF
Lot
5.94 ac (258,746 SF)
Zoning code
COMM
APN
03958703 0020 70
UPID
US53-2434550
Jurisdiction
HARNETT
Zoning & alternative use
COMM · Sanford, NC
Zoning COMM · permitted uses
COMM · 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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$4.6M
RETAIL STORES
Est. value
$4.0M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2010
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
5
Lot
5.94 ac
Current owner
From public records · entity-resolved
Vp Spout Springs De LLC
Entity
Mailing address
PO BOX 843, WILKESBORO, NC 28697-0843
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Vp Spout Springs De LLC
—
Deed Of Trust
related
$5,000,000 · Miscellaneous Ins Co
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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