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Property profile & analytics
OFF-MARKET
Estimated value
$6,125,000
Warehouses
2589 Clemmonsville Rd Winston Salem, NC 27127-8704
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US53-1065287
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2000
Total area
34,900 SF
Lot
5.46 ac (237,838 SF)
Zoning code
GB-S
APN
6803-65-3009.00
UPID
US53-1065287
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
-
Prime Storage Storage Facility
-
Extra Space Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.89M
CAP Approach
CAP
$5.19M
Comparable Approach
Comparable
$3.99M
Blend (final)
Blend
$6.13M
Owner & transaction history
Bfg Nc Sc LLC · 5 yrs held
Bfg Nc Sc LLC
since 2021
Last sale
$6.5M
3 recorded transactions
Zoning & alternative use
GB-S · Winston Salem, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.8M
+115.7%
Retail stores
$4.6M
+71.1%
Auto repair, garage
$4.5M
+68.1%
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 Winston Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winston Salem 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
$7,755,000
ML approach
$6,890,000
CAP Approach
CAP Return
Estimation
6%
$5,620,000
6.5%
$5,185,000
7%
$4,815,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,790,000
Change: +116% · Conversion: Difficult
RETAIL STORES
$4,595,000
Change: +71% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,515,000
Change: +68% · Conversion: Easy
Blend value · Realmo final
$6.13M
Range $5.51M – $6.74M · ±10% · vs last sale $6.47M (Jul 19 2021)
Last sale anchor
$6.47M
Jul 19 2021
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
$176 / 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
$70,367
Tax year 2023
Assessed value
$4,869,800
Assessed 2024
Previous assessed
$4,869,800
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$1,762,500
Assessed improvement
$3,107,300
Land market value
$1,762,500
Improvement market value
$3,107,300
Total market value
$4,869,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2000
Heating
NONE
Buildings
4
Stories
1
Total area
34,900 SF
Lot
5.46 ac (237,838 SF)
Zoning code
GB-S
APN
6803-65-3009.00
UPID
US53-1065287
Jurisdiction
FORSYTH
Zoning & alternative use
GB-S · Winston Salem, NC
Zoning GB-S · permitted uses
GB-S · Winston Salem, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winston Salem. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$5.8M
RETAIL STORES
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$4.5M
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2000
Heating
NONE
Stories
1
Buildings
4
Lot
5.46 ac
Current owner
From public records · entity-resolved
Bfg Nc Sc LLC
Entity
Mailing address
6890 S PO BOX 320099TH E, ALEXANDRIA, VA 22320-4099
Ownership since
2021
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
Jul 19, 2021
$6,467,000
Bfg Nc Sc LLC
Prime Group Winston Salem LLC
Special Warranty Deed
$468,000 · Citi Real Estate Funding INC
Oct 20, 2016
$6,200,000
Prime Group Winston Salem LLC
Moore Self Storage North Carol
Grant Deed
$4,500,000 · Bancorp Bk
—
—
Self Storage North Carol Moore
—
Deed Of Trust
related
$3,450,000 · Lasalle National Bank
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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