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    Property profile & analytics

    486 Patterson Ave Winston Salem, NC 27101-4261

    • Office Properties & Spaces
    • 119,479 SF
    • 2.10 lot acres
    OFF-MARKET
    Last Sale
    Jun 14, 2024
    Value Estimations
    $18,430,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US53-3866774
    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

    • CLA (CliftonLarsonAllen) / Accounting Firm / Tax Preparation
    • Incendiary Brewing Company / Production Facility / Brewery & Distillery
    • ROCS Grad Staffing / Employment Agency
    • HUSTLE Winston-Salem / Charitable Organization / Social Service Agency
    • Greater Gift Initiative / Charitable Organization / Social Service Agency

    Property Details for 486 Patterson Ave

    Year built
    1946
    Lot size
    2.10 lot acres
    Property size
    119,479 SF
    Zone code
    CI
    Property type
    Office Properties & Spaces
    APN
    6835-37-1564.00
    APU
    683537156400

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $20,160,000
      6.5%
      $18,610,000
      7%
      $17,280,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $21,052,000
      Market price range: $6.87M - $21.1M
      AI Estimate
      $15,623,000
      Market price range: $3.46M - $15.6M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $12,990,000
      Current use
      MEDICAL BUILDING
      $19,830,000
      Change: +53% Conversion: Easy
      AUTO REPAIR, GARAGE
      $15,450,000
      Change: +19% Conversion: Difficult
      RETAIL STORES
      $13,525,000
      Change: +4% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Winston Salem
    County
    Forsyth
    State
    North Carolina
    Longitude
    -80.2416
    Latitude
    36.0997
    CBSA code
    49180
    CBSA name
    WINSTON-SALEM, 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
    $330,779
    $877,600
    $22,702,300
    $23,579,900
    -
    $877,600
    $22,702,300
    $23,579,900

    Comparable in this City

    • Value Estimation
      $7,170,000
      56,836 SF

      601 601st N Cherry St

      OFFICE (GENERAL) • 56,836 SF
      601 601st N Cherry St, Winston Salem, NC 27101
      View Details
    • Value Estimation
      $4,720,000
      30,588 SF

      415 3rd St

      OFFICE (GENERAL) • 30,588 SF
      415 3rd St, Winston Salem, NC 27101-4104
      View Details
    • Value Estimation
      $12,735,000
      205,158 SF

      601 4th St

      OFFICE (GENERAL) • 205,158 SF
      601 4th St, Winston Salem, NC 27101-2745
      View Details
    • Value Estimation
      $6,510,000
      51,062 SF

      411 4th St

      OFFICE (GENERAL) • 51,062 SF
      411 4th St, Winston Salem, NC 27101-2857
      View Details
    • Value Estimation
      $3,450,000
      25,494 SF

      406 4th St

      OFFICE (GENERAL) • 25,494 SF
      406 4th St, Winston Salem, NC 27101-4112
      View Details
    • Value Estimation by Request

      520 Spring St

      Office space
      520 Spring St, Winston-Salem, NC 27101
      View Details

    Similar Nearby for Sale

    • $995,000
      7,040 SF

      Downtown Winston-Salem Office Building

      Prime location, 7,040 SF, vacant, NNN lease.
      215 Broad St, Winston-Salem, NC 27101
      View Details
    • $665,000
      4,110 SF

      712 Brookstown Ave: Redevelopment Opportunity

      Historic Winston-Salem building, prime location.
      712 Brookstown Ave, Winston-Salem, NC 27101
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      Downtown Winston-Salem Office Space

      Office space in downtown Winston-Salem suitable for small businesses.
      406 E 4Th St, Winston Salem, NC 27101
      View Details
    • $1,699,000
      15,480 SF

      Downtown Winston-Salem Office Building

      Fully Leased Income Property, High Visibility
      201 Broad St, Winston-Salem, NC 27101
      View Details
    • Contact for pricing
      Pending

      Forsyth County Land Auction

      Land in Forsyth County available through online auction.
      S Jackson Ave, Winston Salem, NC 27101
      View Details
    • $65,000
      0.89 Acres

      Residential Lot in Established Neighborhood

      0.89-acre vacant lot ready for building a single-family home.
      4722 Acron Hl Dr, Winston-Salem, NC 27101
      View Details

    Similar Nearby for Lease

    • $16 SF/Yr
      5,000 SF

      Winston-Salem Office Space For Lease

      5,000 SF Flex/Office Space Available
      1023 Chestnut St, Winston-Salem, NC 27101
      View Details
    • $15 SF/Yr
      2,050 SF

      Winston-Salem Office Space for Lease

      2,050 sq ft Office, Downtown Winston-Salem
      119 Brookstown Ave, Winston-Salem, NC 27101
      View Details
    • $15 SF/Yr
      1,116 SF

      Commercial Office Duplex For Lease

      Commercial office duplex with leasing options available in Winston Salem.
      205-207 N Poplar St, Winston Salem, NC 27101
      View Details
    • $525 /Mo
      180 SF

      Keyman Office Space For Rent

      First floor office space with shared amenities and utilities included.
      632 Holly Ave, Winston Salem, NC 27101
      View Details
    • Contact for pricing
      5,286 SF

      Historic Hylehurst Office Suites

      Charming Downtown Winston-Salem Office Space
      224 Cherry St, Winston-Salem, NC 27101
      View Details
    • Contact for pricing

      NC, Winston-Salem - W Third St

      Discover many ways to work your way in One Liberty Place
      102 3Rd St, Winston-Salem, NC 27101
      View Details
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    Winston Salem, NC 27101-4261
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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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