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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Office Spaces
3090 Salem Industrial Dr Winston Salem, NC 27127-8854
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-1849638
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2008
Construction
STEEL FRAME
Total area
6,500 SF
Lot
1.01 ac (43,996 SF)
Zoning code
GI
APN
6803-82-3293.00
UPID
US53-1849638
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
$1.04M
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$833k
Blend (final)
Blend
$845k
Owner & transaction history
Blue Carbon Holdings LLC · 4 yrs held
Blue Carbon Holdings LLC
since 2022
Last sale
$840,000
2 recorded transactions
Zoning & alternative use
GI · Winston Salem, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+68.8%
Retail stores
$855,000
+33.9%
Auto repair, garage
$840,000
+31.5%
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
$930,000
ML approach
$1,040,000
CAP Approach
CAP Return
Estimation
6%
$1,095,000
6.5%
$1,015,000
7%
$940,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$640,000
Current use
MEDICAL BUILDING
$1,080,000
Change: +69% · Conversion: Easy
RETAIL STORES
$855,000
Change: +34% · Conversion: Easy
AUTO REPAIR, GARAGE
$840,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$565,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$845k
Range $761k – $930k · ±10% · vs last sale $840k (Feb 22 2022)
Last sale anchor
$840k
Feb 22 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
$130 / 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
$4,274
Tax year 2023
Assessed value
$764,200
Assessed 2024
Previous assessed
$764,200
+0.0% YoY
Effective rate
0.56%
On assessed value
Assessed land
$142,300
Assessed improvement
$621,900
Land market value
$142,300
Improvement market value
$621,900
Total market value
$764,200
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
6,500 SF
Lot
1.01 ac (43,996 SF)
Zoning code
GI
APN
6803-82-3293.00
UPID
US53-1849638
Jurisdiction
FORSYTH
Zoning & alternative use
GI · Winston Salem, NC
Zoning GI · permitted uses
GI · 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
COMMERCIAL (GENERAL) Current
Est. value
$640,000
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$855,000
AUTO REPAIR, GARAGE
Est. value
$840,000
INDUSTRIAL (GENERAL)
Est. value
$565,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2008
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Blue Carbon Holdings LLC
Entity
Mailing address
116 LOWES FOODS DR STE #264, LEWISVILLE, NC 27023-8258
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Feb 22, 2022
$840,000
Blue Carbon Holdings LLC
Ocmo LLC
Special Warranty Deed
$630,000 · American National Bank & Trust Co
Jan 16, 2015
—
Ocmo LLC
—
Trustees Deed
related
$1,370,321 · Branch Bk&tr
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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