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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Turn key restaurants
405 Main St, Sanford, NC 27332-6119
Entity Owned
5-yr Hold
Property ID
US53-2930344
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2021
Total area
5,334 SF
Lot
1.42 ac (61,855 SF)
Zoning code
C-2
APN
9652-52-8069-00
UPID
US53-2930344
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
-
Naegele Martin Lynne OD Physician
-
Nathaniel Martin Physician
-
Valenti's Italian restaurant & Pizzeria Restaurant
-
Valenti's Italian restaurant & Pizzeria Sanford Restaurant
-
O'Connell & Martin Eye Associates Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$525k
Owner & transaction history
Vrrh LLC · 5 yrs held
Vrrh LLC
since 2020
1 recorded transaction
Zoning & alternative use
C-2 · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$765,000
+33.1%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$575,000
Current use
COMMERCIAL (GENERAL)
$765,000
Change: +33% · Conversion: Easy
AUTO REPAIR, GARAGE
$475,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$98 / 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
$2,328,300
Assessed 2023
Previous assessed
$2,328,300
+0.0% YoY
Assessed land
$296,900
Assessed improvement
$2,031,400
Land market value
$296,900
Improvement market value
$2,031,400
Total market value
$2,328,300
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2021
Heating
YES
Cooling
NONE
Stories
1
Units
1
Total area
5,334 SF
Lot
1.42 ac (61,855 SF)
Zoning code
C-2
APN
9652-52-8069-00
UPID
US53-2930344
Jurisdiction
LEE
Zoning & alternative use
C-2 · Sanford, NC
Zoning C-2 · permitted uses
C-2 · Sanford, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$575,000
COMMERCIAL (GENERAL)
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$475,000
RESTAURANT Current
COMMERCIAL (GENERAL)
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
2021
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Vrrh LLC
Entity
Mailing address
PO BOX 1253, VASS, NC 28394-1253
Ownership since
2020
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
Dec 22, 2020
—
Vrrh LLC
—
Deed
related
$1,172,500 · The Fidelity 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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