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Property profile & analytics
OFF-MARKET
Estimated value
$2,535,000
Office Spaces
351 Wagoner Dr Fayetteville, NC 28303-4608
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-3279601
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1988
Total area
11,082 SF
Lot
1.5 ac (65,340 SF)
Zoning code
LC
APN
0418-63-0339
UPID
US53-3279601
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
-
Spanish Immersion High School Vocational School
-
True North Counseling and Assessments Counselor
-
Soothing Minds Counseling Services Family Counselor
-
Autism Society of Cumberland Charitable Organization Social Service Agency
-
Boys & Girls Home Services
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.23M
Comparable Approach
Comparable
$2.81M
Blend (final)
Blend
$2.54M
Owner & transaction history
Partnership For Children Of Cumberl · 4 yrs held
Partnership For Children Of Cumberl
since 2021
1 recorded transaction
Zoning & alternative use
LC · Fayetteville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+9.2%
Auto repair, garage
$2.1M
+0.5%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,410,000
6.5%
$2,225,000
7%
$2,065,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,135,000
Current use
RESTAURANT
$2,330,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,145,000
Change: +0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,975,000
Change: -7% · Conversion: Easy
MEDICAL BUILDING
$1,870,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$2.54M
Range $2.28M – $2.79M · ±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
$229 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$2,421,354
Assessed 2023
Previous assessed
$2,421,354
+0.0% YoY
Assessed land
$378,523
Assessed improvement
$2,042,831
Land market value
$378,523
Improvement market value
$2,042,831
Total market value
$2,421,354
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1988
Heating
NONE
Stories
1
Total area
11,082 SF
Lot
1.5 ac (65,340 SF)
Zoning code
LC
APN
0418-63-0339
UPID
US53-3279601
Jurisdiction
CUMBERLAND
Zoning & alternative use
LC · Fayetteville, NC
Zoning LC · permitted uses
LC · 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
OFFICE BUILDING Current
Est. value
$2.1M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1988
Heating
NONE
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Partnership For Children Of Cumberl
Entity
Mailing address
321 E RUSSELL ST, FAYETTEVILLE, NC 28301-5743
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2021
—
Partnership For Children Of Cumberl
—
Deed
related
$1,300,000 · First 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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