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Property profile & analytics
OFF-MARKET
Estimated value
$13,080,000
Strip malls
3010 Horner Blvd 3100, Sanford, NC 27332-9644
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-3847043
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2014
Total area
110,974 SF
Lot
23.3 ac (1,014,948 SF)
Zoning code
C-2
APN
9651-98-0533-00
UPID
US53-3847043
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
by Request
CAP Approach
CAP
$16.16M
Comparable Approach
Comparable
$11.52M
Blend (final)
Blend
$13.08M
Owner & transaction history
Cc Cameron LLC · 4 yrs held
Cc Cameron LLC
since 2022
2 recorded transactions
Zoning & alternative use
C-2 · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.1M
+60.5%
Retail stores
$10.5M
+39.9%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,505,000
6.5%
$16,160,000
7%
$15,005,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,080,000
Change: +61% · Conversion: Easy
RETAIL STORES
$10,525,000
Change: +40% · Conversion: Easy
Blend value · Realmo final
$13.08M
Range $11.77M – $14.39M · ±10%
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
$118 / 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
$249,947
Tax year 2023
Assessed value
$21,092,600
Assessed 2023
Previous assessed
$21,092,600
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$3,739,500
Assessed improvement
$17,353,100
Land market value
$3,739,500
Improvement market value
$17,353,100
Total market value
$21,092,600
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2014
Heating
YES
Cooling
NONE
Buildings
6
Stories
1
Units
1
Total area
110,974 SF
Lot
23.3 ac (1,014,948 SF)
Zoning code
C-2
APN
9651-98-0533-00
UPID
US53-3847043
Jurisdiction
LEE
Zoning & alternative use
C-2 · Sanford, NC
Zoning C-2 · permitted uses
C-2 · Sanford, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$12.1M
RETAIL STORES
Est. value
$10.5M
COMMERCIAL (GENERAL)
RETAIL STORES
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
2014
Heating
YES
Cooling
Yes
Stories
1
Buildings
6
Units
1
Lot
23.3 ac
Current owner
From public records · entity-resolved
Cc Cameron LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1111 METROPOLITAN AVE STE #700, CHARLOTTE, NC 28204-3424
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2022
$23,075,000
Cc Cameron LLC
Br Sanford LLC
Special Warranty Deed
—
Jan 24, 2022
—
Cc Cameron LLC
Bbr Sanford LLC
Deed
$16,153,000 · Inpoint Reit Operating Partnership
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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