3903 Elm St Greensboro, NC 27455-2877
Entity Owned
4-yr Hold
Free & Clear
Estimated value (blended)
$8.47M
Range $7.62M – $9.32M (±10%)
Implied cap rate
4.90%
In-place · NOI ÷ last sale
Property ID
US53-0193568
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2013
Total area
35,854 SF
Lot
0.53 ac (23,087 SF)
Zoning code
CU-PDM
APN
216574
UPID
US53-0193568
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Group
-
Pediatrician Medical Clinic
-
Physician
-
Physician
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.72M
CAP Approach
CAP
$6.33M
Comparable Approach
Comparable
$6.08M
Blend (final)
Blend
$8.47M
Owner & transaction history
since 2021
Last sale
$7.7M
6 recorded transactions
Zoning & alternative use
CU-PDM · Greensboro, NC
Top alternative use upside
Retail stores
$8.3M
+47.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.47M
Value range
$7.62M – $9.32M
±10% around blend
Estimated value / SF
$236 / SF
Confidence
None
1 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
10
$7.62M
blend $8.47M
$9.32M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
35,854 SF
Lot area
0.53 ac
Year built
2013
Stories
2
APN
216574
Assessed value
$7,654,600
Annual tax
$107,394
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$6.85M
@ 6.5% CAP return
$6.33M
@ 7% CAP return
$5.88M
4
Sales comparison
Partial preview
Sales approach indication
$6.08M
Weighted, 0 comps · none confidence
Evidence
1 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.47M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 480 sales
$156
+52%
County 777 sales
$151
+57%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $236/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+48%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 1 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
4.90%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.90%
9.0%
NOI (est.)
$539k *
Last sale · Nov 2021
$7.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$11.00M
Move the market yield to see immediate price impact.
Value / SF
$307
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.40%4.90%5.40%
$485k
$11.02M
$9.90M
$8.98M
$539k
$12.25M
$11.00M
$9.98M
$593k
$13.47M
$12.10M
$10.98M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
1 found
None confidence · county-verified
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$107,394
Tax year 2023
Assessed value
$7,654,600
Assessed 2023
Previous assessed
$7,654,600
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$692,600
Assessed improvement
$6,962,000
Land market value
$692,600
Improvement market value
$6,962,000
Total market value
$7,654,600
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2013
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
35,854 SF
Lot
0.53 ac (23,087 SF)
Zoning code
CU-PDM
APN
216574
UPID
US53-0193568
Jurisdiction
GUILFORD
Zoning & alternative use
CU-PDM · Greensboro, NCZoning CU-PDM · permitted uses
CU-PDM · Greensboro, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2013
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.53 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CU-PDM
Jurisdiction
Greensboro, NC
Recorded code
CU-PDM
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CU-PDM in Greensboro, NC.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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