Entity Owned
No photos on file
For Lease
$24,985,000
3921 S Miami Blvd, Durham, NC 27703
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Total area
144,091 SF
Lot
10.08 ac (439,085 SF)
Zoning code
IL
APN
157347
UPID
US53-2065042
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
-
Moving Company Storage Facility
-
Parking Lot & Garage
-
Furniture & Home Goods Home Decor Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.77M
Comparable Approach
Comparable
$23.16M
Blend (final)
Blend
$24.99M
Owner & transaction history
since 2025
Last sale
$25.0M
5 recorded transactions
Zoning & alternative use
IL · Durham, NC
Zoning description
The IL District is established to provide for a wide range of light manufacturing, warehousing, and wholesaling activities as well asofficesand some support services, all subject to minimum design standards intended to e…
General category
INDUSTRIAL
Top alternative use upside
Apartment house (5+ units)
$38.4M
+78.8%
Retail stores
$35.4M
+64.8%
Commercial (general)
$35.0M
+62.9%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$24.99M
Value range
$22.49M – $27.48M
±10% around blend
Estimated value / SF
$173 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$22.49M
blend $24.99M
$27.48M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
144,091 SF
Lot area
10.08 ac
Year built
1980
Stories
1
APN
157347
Zoning
IL
Assessed value
$11,604,754
Annual tax
$161,875
3
Income approach: direct capitalization
Partial preview
Income approach indication
$15.77M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$17.09M
@ 6.5% CAP return
$15.77M
@ 7% CAP return
$14.65M
4
Sales comparison
Partial preview
Sales approach indication
$23.16M
Range $15.96M – $32.52M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$24.99M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 36 sales
$149
+16%
County 39 sales
$156
+11%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $173/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+79%
vs current-use indication
Retail Stores
Commercial (general)
Office Building
Industrial (general)
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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
3.80%
Implied, in-place cap rate for this warehouses
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 · 3.80%
9.0%
NOI (est.)
$1.75M *
Last sale · Dec 2021
$24.97M
* 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$46.00M
Move the market yield to see immediate price impact.
Value / SF
$319
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
3.30%3.80%4.30%
$1.57M
$47.67M
$41.40M
$36.58M
$1.75M
$52.97M
$46.00M
$40.65M
$1.92M
$58.26M
$50.60M
$44.71M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$161,875
Tax year 2023
Assessed value
$11,604,754
Assessed 2024
Previous assessed
$11,604,754
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,206,240
Assessed improvement
$10,398,514
Land market value
$1,206,240
Improvement market value
$10,398,514
Total market value
$11,604,754
Applied tax rate
55.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1980
Heating
YES
Cooling
YES
Stories
1
Total area
144,091 SF
Lot
10.08 ac (439,085 SF)
Zoning code
IL
APN
157347
UPID
US53-2065042
Jurisdiction
DURHAM
Zoning & alternative use
IL · Durham, NCZoning IL · permitted uses
IL · Durham, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The IL District is established to provide for a wide range of light manufacturing, warehousing, and wholesaling activities as well asofficesand some support services, all subject to minimum design standards intended to e…
General category
INDUSTRIAL
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
1980
Heating
YES
Cooling
Yes
Stories
1
Lot
10.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
IL
INDUSTRIAL
Jurisdiction
Durham, NC
Recorded code
IL
Official district
IL
Official district profile
What the municipal code says about IL
Zoning description
The IL District is established to provide for a wide range of light manufacturing, warehousing, and wholesaling activities as well asofficesand some support services, all subject to minimum design standards intended to e…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IL in Durham, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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