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Property profile & analytics
OFF-MARKET
Estimated value
$6,195,000
Hotels
7623 Thorndike Rd, Greensboro, NC 27409-9421
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US53-0096473
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1998
Construction
FRAME
Total area
61,011 SF
Lot
3.33 ac (145,055 SF)
Zoning code
BP
APN
98379
UPID
US53-0096473
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
-
MainStay Suites Greensboro Hotel & Motel Vacation Rental
-
Hawthorn Suites by Wyndham Greensboro Hotel & Motel Vacation Rental
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.48M
CAP Approach
CAP
$8.48M
Comparable Approach
Comparable
$5.46M
Blend (final)
Blend
$6.20M
Owner & transaction history
Gcms Lodging Partners LLC · 5 yrs held
Gcms Lodging Partners LLC
since 2021
Last sale
$5.6M
5 recorded transactions
Zoning & alternative use
BP · Greensboro, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.9M
+12.8%
Industrial (general)
$7.5M
+6.2%
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 Greensboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greensboro 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
$8,480,000
CAP Approach
CAP Return
Estimation
6%
$9,180,000
6.5%
$8,475,000
7%
$7,870,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,035,000
Current use
COMMERCIAL (GENERAL)
$7,935,000
Change: +13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,470,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$6.20M
Range $5.58M – $6.81M · ±10% · vs last sale $5.59M (Jan 4 2021)
Last sale anchor
$5.59M
Jan 4 2021
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
$102 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$78,541
Tax year 2023
Assessed value
$5,598,100
Assessed 2023
Previous assessed
$5,598,100
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,015,400
Assessed improvement
$4,582,700
Land market value
$1,015,400
Improvement market value
$4,582,700
Total market value
$5,598,100
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
WALL UNIT
Units
122
Bathrooms
124
Total area
61,011 SF
Lot
3.33 ac (145,055 SF)
Zoning code
BP
APN
98379
UPID
US53-0096473
Jurisdiction
GUILFORD
Zoning & alternative use
BP · Greensboro, NC
Zoning BP · permitted uses
BP · Greensboro, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Greensboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$7.9M
INDUSTRIAL (GENERAL)
Est. value
$7.5M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Units
122
Bathrooms
124
Lot
3.33 ac
Current owner
From public records · entity-resolved
Gcms Lodging Partners LLC
Entity
Mailing address
3501 SW FAIRLAWN RD STE #200, TOPEKA, KS 66614-3975
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2021
$5,586,000
Gcms Lodging Partners LLC
Hpt Ihg 2 Properties Trust
Special Warranty Deed
$42,000,000 · Alliance Bank
Jan 7, 2004
—
Hpt Cw Properties Trust
Candlewood Portfolio I LLC
Quit Claim Deed
related
—
Jan 7, 2004
$5,520,000
Hpt Cw Properties Trust
Candlewood Portfolio I LLC
Grant Deed
—
Dec 31, 2003
$5,520,000
Hpt Cw Properties Trust
Candlewood,portf
Grant Deed
—
—
—
Arc Hr5stp1001 LLC
—
Loan Modification
related
$100,000,000 · Wells Fargo Bk NA 2011-c5 (ce)
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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