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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Investment properties
2117 Piney Plns Rd Cary, NC 27518-6863
Entity Owned
3-yr Hold
Property ID
US53-2163626
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1962
Construction
BRICK
Total area
2,429 SF
Lot
1.94 ac (84,506 SF)
Zoning code
OICU
APN
0772.06-38-8636 0029888
UPID
US53-2163626
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$827k
Blend (final)
Blend
$875k
Owner & transaction history
Sandhar Real Estate LLC · 3 yrs held
Sandhar Real Estate LLC
since 2022
Last sale
$840,000
3 recorded transactions
Zoning & alternative use
OICU · Cary, 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 Cary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cary 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
$905,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,435,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,340,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±10% · vs last sale $840k (Oct 14 2022)
Last sale anchor
$840k
Oct 14 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
$360 / 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
$8,844
Tax year 2023
Assessed value
$882,680
Assessed 2023
Previous assessed
$882,680
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$676,048
Assessed improvement
$206,632
Land market value
$676,048
Improvement market value
$206,632
Total market value
$882,680
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1962
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Rooms
7
Bathrooms
2
Total area
2,429 SF
Lot
1.94 ac (84,506 SF)
Zoning code
OICU
APN
0772.06-38-8636 0029888
UPID
US53-2163626
Jurisdiction
WAKE
Zoning & alternative use
OICU · Cary, NC
Zoning OICU · permitted uses
OICU · Cary, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cary. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1962
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
7
Bathrooms
2
Lot
1.94 ac
Current owner
From public records · entity-resolved
Sandhar Real Estate LLC
Entity
Mailing address
320 FLATROCK LN, HOLLY SPRINGS, NC 27540-7418
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2022
$840,000
Sandhar Real Estate LLC
Cupcake Properties LLC
Warranty Deed
$509,000 · North State Bank
Mar 30, 2016
$710,000
Cupcake Properties LLC
Kuhn,beatrice F
Warranty Deed
$368,000 · Fidelity Bk
Jan 28, 2010
—
Beatrice F Kuhn
Kuhn,john G
Quit Claim Deed
related
$60,877 · Fidelity Bank NA
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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