Entity Owned Property summary
AI-generated overview
This exceptional 2,262 square foot standalone office/flex building is situated at 516 Valley Forge Road in Hillsborough, North Carolina, zip code 27278, within Orange County. Zoned for high-intensity commercial use, this property presents a unique opportunity for a diverse range of businesses. The building's flexible design makes it suitable for various applications, including but not limited to: trade contractor offices, retail spaces, professional service firms, veterinary clinics, or childcare centers. Its strategic location offers convenient access to major transportation arteries, Interstate 85 and Interstate 40, ensuring excellent accessibility for clients and employees. The asking price for this property is $525,000. Ample parking is available on-site, adding to the convenience and appeal of this exceptional commercial property. This is an ideal opportunity for businesses seeking a well-located, adaptable space to establish or expand their operations. The property is classified as Retail, Office, and Industrial, offering significant versatility.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
2,280 SF
Lot
2.25 ac (98,010 SF)
Zoning code
HI
APN
9874-32-9012
UPID
US53-0630961
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
$580k
Comparable Approach
Comparable
$760k
Blend (final)
Blend
$550k
Owner & transaction history
since 2025
Last sale
$505,000
4 recorded transactions
Zoning & alternative use
HI · Hillsborough, NC
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
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
$550k
Value range
$495k – $605k
±10% around blend
Estimated value / SF
$241 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$495k
blend $550k
$605k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,280 SF
Lot area
2.25 ac
Year built
1982
Stories
1
APN
9874-32-9012
Zoning
HI
Assessed value
$401,800
Annual tax
$3,920
3
Income approach: direct capitalization
Partial preview
Income approach indication
$580k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$625k
@ 6.5% CAP return
$580k
@ 7% CAP return
$535k
4
Sales comparison
Partial preview
Sales approach indication
$925k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.9 mi away · 2,252 SF
9.9 mi away · 1,768 SF
13.2 mi away · 1,631 SF
17.4 mi away · 1,630 SF
19.8 mi away · 2,078 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$550k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 116 sales
$407
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $241/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
5.10%
Implied, in-place cap rate for this office buildings
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 · 5.10%
9.0%
NOI (est.)
$35k *
Last sale · Jan 2025
$505k
* 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$693k
Move the market yield to see immediate price impact.
Value / SF
$304
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
4.60%5.10%5.60%
$32k
$692k
$624k
$568k
$35k
$768k
$693k
$631k
$39k
$845k
$762k
$694k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.33M
9.2 mi · Oct 2025 · $538/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,920
Tax year 2023
Assessed value
$401,800
Assessed 2023
Previous assessed
$405,300
-0.9% YoY
Effective rate
0.98%
On assessed value
Assessed land
$196,900
Assessed improvement
$204,900
Land market value
$196,900
Improvement market value
$204,900
Total market value
$401,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Heating
YES
Stories
1
Total area
2,280 SF
Lot
2.25 ac (98,010 SF)
Zoning code
HI
APN
9874-32-9012
UPID
US53-0630961
Jurisdiction
ORANGE
Zoning & alternative use
HI · Hillsborough, NCZoning HI · permitted uses
HI · Hillsborough, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1982
Heating
YES
Stories
1
Lot
2.25 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HI
Jurisdiction
Hillsborough, NC
Recorded code
HI
Ownership Intelligence
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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
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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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