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Property profile & analytics
OFF-MARKET
Estimated value
$9,240,000
Outlet malls
3775 Oxford Sta Way Winston Salem, NC 27103-1301
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-4043784
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2014
Total area
55,050 SF
Lot
7.63 ac (332,363 SF)
Zoning code
GB-S
APN
6804-86-4478.00
UPID
US53-4043784
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
$10.20M
CAP Approach
CAP
$9.28M
Comparable Approach
Comparable
$9.03M
Blend (final)
Blend
$9.24M
Owner & transaction history
Agree Limited Partnership · 4 yrs held
Agree Limited Partnership
since 2022
Last sale
$9.2M
4 recorded transactions
Zoning & alternative use
GB-S · Winston Salem, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The GB District is primarily intended to accommodate a wide range of retail, service, and office, and high density residential uses located along thoroughfares in areas which have developed with minimal front setbacks
Zone name
General Business Special Use
General category
COMMERCIAL
Zone area
566.21 ac
Source
Realmo
Top alternative use upside
Medical building
$8.6M
+13.7%
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
$9,455,000
ML approach
$10,200,000
CAP Approach
CAP Return
Estimation
6%
$10,050,000
6.5%
$9,275,000
7%
$8,615,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,600,000
Current use
MEDICAL BUILDING
$8,645,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,120,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$9.24M
Range $8.32M – $10.16M · ±10% · vs last sale $9.22M (Jun 8 2022)
Last sale anchor
$9.22M
Jun 8 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
$168 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$108,523
Tax year 2024
Assessed value
$7,634,200
Assessed 2024
Previous assessed
$7,634,200
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$3,776,900
Assessed improvement
$3,857,300
Land market value
$3,776,900
Improvement market value
$3,857,300
Total market value
$7,634,200
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2014
Heating
NONE
Stories
1
Total area
55,050 SF
Lot
7.63 ac (332,363 SF)
Zoning code
GB-S
APN
6804-86-4478.00
UPID
US53-4043784
Jurisdiction
FORSYTH
Zoning & alternative use
GB-S · Winston Salem, NCZoning 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
Zoning description
The GB District is primarily intended to accommodate a wide range of retail, service, and office, and high density residential uses located along thoroughfares in areas which have developed with minimal front setbacks
Zone name
General Business Special Use
General category
COMMERCIAL
Zone area
566.21 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.6M
MEDICAL BUILDING
Est. value
$8.6M
AUTO REPAIR, GARAGE
Est. value
$7.1M
RETAIL STORES Current
MEDICAL BUILDING
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
2014
Heating
NONE
Stories
1
Lot
7.63 ac
Current owner
From public records · entity-resolved
Agree Limited Partnership
Entity
Free & Clear · 4 yrs held
Mailing address
15 W 6TH ST STE #2400, TULSA, OK 74119-5417
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2022
$9,222,500
Agree Limited Partnership
Cto19 Winston Salem Nc LLC
Special Warranty Deed
—
Nov 27, 2019
$3,733,500
Cto19 Winston Salem Nc LLC
Consolidated-tomoka Land Co
Grant Deed
—
May 16, 2019
$16,150
Consolidated-tomoka Land Co
Bayrock Investment Co
Grant Deed
—
Apr 16, 2015
$7,628,000
Bayrock Investment Co
Pavilion Winston Salem LLC
Special Warranty Deed
$555,000 · Wells Fargo Bank NA
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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