OFF-MARKET
Office Spaces
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Entity Owned Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1995
Construction
BRICK
Total area
78,437 SF
Lot
9.94 ac (432,986 SF)
Zoning code
CPO,CPO-S,RS9-S
APN
6814-42-2928.00
UPID
US53-0423922
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
-
Physician
-
Physician
-
Physician
-
Physician
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$13.00M
CAP Approach
CAP
$12.22M
Comparable Approach
Comparable
$11.85M
Blend (final)
Blend
$13.00M
Owner & transaction history
since 2024
Last sale
$13.0M
3 recorded transactions
Zoning & alternative use
CPO,CPO-S,RS9-S · Winston Salem, NC
Top alternative use upside
Medical building
$12.3M
+58.6%
Retail stores
$10.8M
+39.5%
Auto repair, garage
$10.1M
+30.7%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$13.00M
Value range
$11.70M – $14.30M
±10% around blend
Estimated value / SF
$166 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$11.70M
blend $13.00M
$14.30M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
78,437 SF
Lot area
9.94 ac
Year built
1995
Stories
1
APN
6814-42-2928.00
Assessed value
$17,347,500
Annual tax
$232,248
3
Income approach: direct capitalization
Partial preview
Income approach indication
$12.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$13.24M
@ 6.5% CAP return
$12.22M
@ 7% CAP return
$11.35M
4
Sales comparison
Partial preview
Sales approach indication
$11.85M
Range $3.06M – $11.85M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 74 sales
$99
+67%
Submarket 219 sales
$98
+69%
County 279 sales
$105
+58%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $166/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
+59%
vs current-use indication
Retail Stores
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
6.10%
Implied, in-place cap rate for this office spaces
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.10%
9.0%
NOI (est.)
$910k *
Last sale · May 2024
$13.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$14.92M
Move the market yield to see immediate price impact.
Value / SF
$190
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
5.60%6.10%6.60%
$819k
$14.63M
$13.43M
$12.41M
$910k
$16.25M
$14.92M
$13.79M
$1.00M
$17.88M
$16.41M
$15.17M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$232,248
Tax year 2023
Assessed value
$17,347,500
Assessed 2024
Previous assessed
$17,347,500
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$4,173,300
Assessed improvement
$13,174,200
Land market value
$4,173,300
Improvement market value
$13,174,200
Total market value
$17,347,500
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1995
Construction
BRICK
Heating
YES
Cooling
YES
Stories
1
Total area
78,437 SF
Lot
9.94 ac (432,986 SF)
Zoning code
CPO,CPO-S,RS9-S
APN
6814-42-2928.00
UPID
US53-0423922
Jurisdiction
FORSYTH
Zoning & alternative use
CPO,CPO-S,RS9-S · Winston Salem, NCZoning CPO,CPO-S,RS9-S · permitted uses
CPO,CPO-S,RS9-S · Winston Salem, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1995
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
1
Lot
9.94 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CPO,CPO-S,RS9-S
Jurisdiction
Winston Salem, NC
Recorded code
CPO,CPO-S,RS9-S
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CPO,CPO-S,RS9-S in Winston Salem, NC.
What opens after registration
Zoning profile
Official documentVerified 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.
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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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