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    Property profile & analytics

    4400 Ben Franklin Blvd Durham, NC 27704

    • Office buildings
    • 10,102 SF
    • 1.33 lot acres
    For Sale
    View listing
    $3,499,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US53-0110808
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Bromma Inc / Construction Company / General Contractor

    Property Details for 4400 Ben Franklin Blvd

    Year built
    1916
    Lot size
    1.33 lot acres
    Property size
    10,102 SF
    Zone code
    PDR 8.000
    Property type
    Office buildings
    APN
    172261
    APU
    172261

    Description

    This exceptional three-story, 19,780 square foot Class B medical office building in Durham, NC, presents a compelling investment opportunity. Located at 4400 Ben Franklin Blvd, 27704, this property boasts a strong pro-forma NOI of $300,000 and an 8.60% pro-forma cap rate. Built in 1997 and renovated in 2023, the building features two units totaling 19,780 square feet of rentable space, currently 25% occupied, with a lease commencement date of May 1, 2024, and expiration on April 30, 2025. The asking price is $3,490,000 ($176.44/sq ft), and the lease is NNN with a corporate guarantee. The property includes 42 parking spaces and sits on a 91,476 square foot lot. The building is zoned commercial and benefits from a prime location near other medical facilities, including North Durham Orthodontics, Aspirar Pharmacy, and several other medical practices. The seller is open to negotiating a sale or lease. The property is currently configured with approximately 15,000 square feet of office space on the first two floors and approximately 5,000 square feet of basement space, already wired for 30 workstations. Annual rent bumps are in place. This is an owner/user opportunity with institutional investment potential. The property's APN is 0833-01-15-9966, 0833-01-15-8861, 0833-01-25-0863.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,775,000
      6.5%
      $2,560,000
      7%
      $2,375,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,414,000
      Market price range: $805k - $2.41M
      AI Estimate
      $1,565,000
      Market price range: $484k - $1.57M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,755,000
      Current use
      APARTMENT HOUSE (5+ UNITS)
      $3,245,000
      Change: +85% Conversion: Easy
      AUTO REPAIR, GARAGE
      $2,945,000
      Change: +68% Conversion: Difficult
      RETAIL STORES
      $2,485,000
      Change: +41% Conversion: Moderate
      COMMERCIAL (GENERAL)
      $2,035,000
      Change: +16% Conversion: Easy
      INDUSTRIAL (GENERAL)
      $1,755,000
      Change: +0% Conversion: Difficult
      WAREHOUSE, STORAGE
      $1,505,000
      Change: -14% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Durham
    County
    Durham
    State
    North Carolina
    Longitude
    -78.8919
    Latitude
    36.0468
    CBSA code
    20500
    CBSA name
    DURHAM-CHAPEL HILL, NC METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $48,578
    $407,925
    $3,074,599
    $3,482,524
    -
    $407,925
    $3,074,599
    $3,482,524

    Comparable in this City

    • Value Estimation
      $1,310,000
      8,060 SF

      4411 Ben Franklin Blvd

      PROFESSIONAL BUILDING • 8,060 SF
      4411 Ben Franklin Blvd, Durham, NC 27704-2147
      View Details
    • Value Estimation
      $835,000
      6,016 SF

      4004 Ben Franklin Blvd

      PROFESSIONAL BUILDING • 6,016 SF
      4004 Ben Franklin Blvd, Durham, NC 27704-2138
      View Details
    • Value Estimation
      $2,840,000
      13,352 SF

      4205 Ben Franklin Blvd

      PROFESSIONAL BUILDING • 13,352 SF
      4205 Ben Franklin Blvd, Durham, NC 27704-2143
      View Details
    • Value Estimation
      $775,000
      9,982 SF

      3505 Roxboro St

      OFFICE BUILDING • 9,982 SF
      3505 Roxboro St, Durham, NC 27704-2740
      View Details
    • Value Estimation
      $1,635,000
      51,910 SF

      4117 Roxboro St

      OFFICE BUILDING • 51,910 SF
      4117 Roxboro St, Durham, NC 27704-2121
      View Details
    • Value Estimation
      $815,000
      14,846 SF

      4125 Ben Franklin Blvd

      PROFESSIONAL BUILDING • 14,846 SF
      4125 Ben Franklin Blvd, Durham, NC 27704-2167
      View Details

    Similar Nearby for Sale

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      5.33 Acres

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      11.85 Acres, High-Density Potential
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      Prime Durham County Land Investment

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    Similar Nearby for Lease

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      Class A Office Space

      Class A office space for lease in North Durham.
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      View Details
    • $60 SF/Yr
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      Durham Executive Suites For Lease

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    • $20 SF/Yr
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      Roxboro Road Professional Office Space

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      392,000 SF

      Welcome Venture Park: Durham, NC

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    • $18 SF/Yr
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      Durham Medical Office Condos for Lease

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    4400 Ben Franklin Blvd
    Durham, NC 27704
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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