Entity Owned 
For Lease
1 / 8
$33,530,000
2301 Sugar Bush Rd, Raleigh, NC 27612
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2000
Total area
157,778 SF
Lot
8.23 ac (358,499 SF)
Zoning code
PD
APN
0796.16-62-2442 0270806
UPID
US53-1443473
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
-
Corporate Office
-
Financial Advisor
-
Daycare Center
-
Postal Service Courier Service
-
Electronics & Wireless Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$35.87M
Comparable Approach
Comparable
$37.55M
Blend (final)
Blend
$33.53M
Owner & transaction history
since 2018
3 recorded transactions
Zoning & alternative use
PD · Raleigh, NC
Zoning description
The site immediately abuts a district boundary of a Planned Development (PD-) district where the abutting property is vacant or contains a detached house, tiny house, or attached house and any of the following apply: Has…
General category
PLANNED_DEVELOPMENT
Top alternative use upside
Commercial (general)
$51.2M
+75.2%
Medical building
$49.8M
+70.4%
Auto repair, garage
$46.5M
+59.3%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$33.53M
Value range
$30.18M – $36.88M
±10% around blend
Estimated value / SF
$213 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$30.18M
blend $33.53M
$36.88M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
157,778 SF
Lot area
8.23 ac
Year built
2000
Stories
5
APN
0796.16-62-2442 0270806
Zoning
PD
Assessed value
$31,871,764
Annual tax
$347,402
3
Income approach: direct capitalization
Partial preview
Income approach indication
$35.87M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$38.86M
@ 6.5% CAP return
$35.87M
@ 7% CAP return
$33.31M
4
Sales comparison
Partial preview
Sales approach indication
$24.72M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.7 mi away · 154,972 SF
19.8 mi away · 150,800 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$33.53M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 44 sales
$185
+15%
Submarket 533 sales
$195
+9%
County 878 sales
$201
+6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $213/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+75%
vs current-use indication
Medical Building
Auto Repair, Garage
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
County record
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 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$31.87M
Move the market yield to see immediate price impact.
Value / SF
$202
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%
$2.01M
$40.16M
$28.68M
$22.31M
$2.23M
$44.62M
$31.87M
$24.79M
$2.45M
$49.08M
$35.06M
$27.27M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$20.50M
4.1 mi · Dec 2025 · $107/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$347,402
Tax year 2023
Assessed value
$31,871,764
Assessed 2023
Previous assessed
$31,871,764
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$4,646,147
Assessed improvement
$27,225,617
Land market value
$4,646,147
Improvement market value
$27,225,617
Total market value
$31,871,764
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 (MULTI-STORY)
Status
For Lease
Year built
2000
Heating
CENTRAL
Cooling
CENTRAL
Stories
5
Total area
157,778 SF
Lot
8.23 ac (358,499 SF)
Zoning code
PD
APN
0796.16-62-2442 0270806
UPID
US53-1443473
Jurisdiction
WAKE
Zoning & alternative use
PD · Raleigh, NCZoning PD · permitted uses
PD · Raleigh, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The site immediately abuts a district boundary of a Planned Development (PD-) district where the abutting property is vacant or contains a detached house, tiny house, or attached house and any of the following apply: Has…
General category
PLANNED_DEVELOPMENT
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
2000
Heating
CENTRAL
Cooling
Yes
Stories
5
Lot
8.23 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
PD
PLANNED_DEVELOPMENT
Jurisdiction
Raleigh, NC
Recorded code
PD
Official district
PD
Official district profile
What the municipal code says about PD
Zoning description
The site immediately abuts a district boundary of a Planned Development (PD-) district where the abutting property is vacant or contains a detached house, tiny house, or attached house and any of the following apply: Has…
General category
PLANNED_DEVELOPMENT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PD in Raleigh, 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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