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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Retail residential properties
2905 Raeford Rd Fayetteville, NC 28303-5439
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-2186622
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1950
Total area
5,312 SF
Lot
0.86 ac (37,462 SF)
Zoning code
CC
APN
0427-11-6163
UPID
US53-2186622
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
-
Papa John's Pizza Restaurant
-
Freddy Tobacco Mart Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
$970k
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$925k
Owner & transaction history
Tl Investments LLC · 3 yrs held
Tl Investments LLC
since 2022
Last sale
$850,000
3 recorded transactions
Zoning & alternative use
CC · Fayetteville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+17.8%
Auto repair, garage
$1.0M
+8.4%
Office building
$1.0M
+7.9%
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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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
$960,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
$1,050,000
6.5%
$970,000
7%
$900,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$945,000
Current use
RESTAURANT
$1,115,000
Change: +18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,025,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$1,020,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$895,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $850k (Dec 15 2022)
Last sale anchor
$850k
Dec 15 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
$174 / 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
$7,840
Tax year 2023
Assessed value
$548,056
Assessed 2023
Previous assessed
$548,056
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$373,724
Assessed improvement
$174,332
Land market value
$373,724
Improvement market value
$174,332
Total market value
$548,056
Applied tax rate
1,000.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1950
Heating
NONE
Stories
1
Bathrooms
4
Total area
5,312 SF
Lot
0.86 ac (37,462 SF)
Zoning code
CC
APN
0427-11-6163
UPID
US53-2186622
Jurisdiction
CUMBERLAND
Zoning & alternative use
CC · Fayetteville, NC
Zoning CC · permitted uses
CC · Fayetteville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fayetteville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$945,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$895,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1950
Heating
NONE
Stories
1
Bathrooms
4
Lot
0.86 ac
Current owner
From public records · entity-resolved
Tl Investments LLC
Entity
Mailing address
323 FAIRFIELD RD, FAYETTEVILLE, NC 28303-5121
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
Dec 15, 2022
$850,000
Tl Investments LLC
Jrj Capital LLC
Special Warranty Deed
$495,000 · United Bank
Mar 6, 2012
—
Jrj Capital LLC
Kennedy,john L JR
Warranty Deed
related
—
Dec 15, 2009
—
John L Kennedy JR.
Kennedy Marion H
Quit Claim Deed
related
—
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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