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Property profile & analytics
OFF-MARKET
Estimated value
$5,255,000
Office buildings
4425 Ben Franklin Blvd, Durham, NC 27704-2147
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-5785098
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2000
Total area
40,216 SF
Lot
3.72 ac (162,043 SF)
Zoning code
OI(D)
APN
172232
UPID
US53-5785098
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
-
The River Church Church
-
Neuroscience Inc Cogent Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.51M
Blend (final)
Blend
$5.26M
Owner & transaction history
The River Church INC · 3 yrs held
The River Church INC
since 2022
Last sale
$5.1M
7 recorded transactions
Zoning & alternative use
OI(D) · Durham, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.1M
+15.9%
Industrial (general)
$7.0M
+0.1%
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 Durham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Durham 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
$4,620,000
ML approach
$5,420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,990,000
Current use
COMMERCIAL (GENERAL)
$8,095,000
Change: +16% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,995,000
Change: +0% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,000,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$5.26M
Range $4.73M – $5.78M · ±10% · vs last sale $5.05M (Nov 23 2022)
Last sale anchor
$5.05M
Nov 23 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
$131 / 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
Tax billed
$126,388
Tax year 2022
Assessed value
$8,363,068
Assessed 2023
Previous assessed
$8,363,068
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$832,475
Assessed improvement
$7,530,593
Land market value
$832,475
Improvement market value
$7,530,593
Total market value
$8,363,068
Applied tax rate
1.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2000
Heating
YES
Cooling
YES
Stories
2
Total area
40,216 SF
Lot
3.72 ac (162,043 SF)
Zoning code
OI(D)
APN
172232
UPID
US53-5785098
Jurisdiction
DURHAM
Zoning & alternative use
OI(D) · Durham, NC
Zoning OI(D) · permitted uses
OI(D) · Durham, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Durham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$8.1M
INDUSTRIAL (GENERAL)
Est. value
$7.0M
WAREHOUSE, STORAGE
Est. value
$6.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2000
Heating
YES
Cooling
Yes
Stories
2
Lot
3.72 ac
Current owner
From public records · entity-resolved
The River Church INC
Entity
Mailing address
3200 WELLINGTON CTH, RALEIGH, NC 27615-4135
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2023
—
The River Church INC
—
Deed
related
$245,000 · Pinnacle Bank
Nov 23, 2022
$5,050,000
The River Church INC
Ben Franklin Holdings LLC
Special Warranty Deed
$4,292,500 · Cogent Bank
Dec 22, 2020
$1,680,000
Ben Franklin Holdings LLC
Csmc 2006 C5 Ben Franklin Boulevard
Special Warranty Deed
$1,344,000 · Ks Bank INC
Apr 23, 2019
$4,500
Csmc 2006-c5 Ben Franklin Blvd
Dobbins Patti D|ben Franklin Blvd INC
Trustees Deed
related
—
Nov 9, 2006
—
Ben Franklin Blvd INC
Bayrock Resources INC
Grant Deed
—
Jan 15, 2003
$10,062,500
Bayrock Energy INC
Hock,gary M
Grant Deed
—
—
—
Ben,franklin Blvd INC
—
Deed Of Trust
related
$10,500,000 · Key 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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