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    822 S Horner Blvd Sanford, NC 27330
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    Property profile & analytics

    822 S Horner Blvd Sanford, NC 27330

    View on Map
    • Retail space
    • 3,646 SF
    • 0.32 lot acres
    For Sale
    $549,000
    View Listing →
    Well-Maintained Office Building For Sale For Sale
    $549,000
    3,600 SF

    Well-Maintained Office Building For Sale

    3600 sq ft office building on US HYW 421.

    822 S Horner Boulevard, Sanford, NC 27330
    View Listing
    Property ID
    US53-2723546
    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.
    Value Estimations
    Cap Rate Potential
    7.9%
    Retail space
    Location Intelligence

    Current Use by Public Records

    • WestWinds II Realty Group / Real Estate Agency
    • Union Home Mortgage - Sanford / Loan Service / Bank
    • Brick Capital Community Development Corporation / Social Service Agency / Charitable Organization

    Property Details for 822 S Horner Blvd

    Year built
    1963
    Lot size
    0.32 lot acres
    Property size
    3,646 SF
    Property type
    Retail space
    APN
    9642-86-9203-00
    APU
    964286920300

    Description

    This meticulously maintained 3600 square foot office building presents a fantastic opportunity for businesses seeking a high-visibility location in Sanford, NC. Situated on US Highway 421 (Horner Boulevard), this property boasts excellent road frontage and high traffic counts, ensuring maximum exposure for your business. The building features 13 individual offices, perfect for a variety of business configurations, along with a conference room ideal for meetings and presentations. Two bathrooms, one equipped with a shower, and a newly updated kitchen with fresh cabinets, counters, sink, and faucet provide ample amenities for staff and clients. The entire interior has been freshly painted, creating a modern and inviting atmosphere. The 0.31-acre lot offers ample asphalt parking and two advertising signs, providing additional opportunities for branding and visibility. Its proximity to popular retail destinations and major highways ensures easy access for employees and customers alike. This turnkey office building is ready for immediate occupancy and represents an exceptional investment opportunity in a thriving commercial area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $550,000
      ML approach
      $555,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $720,000
      6.5%
      $665,000
      7%
      $615,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $318,000
      Market price range: $133k - $409k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $395,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Sanford
    County
    Lee
    State
    North Carolina
    Longitude
    -79.1716
    Latitude
    35.4706
    CBSA code
    41820
    CBSA name
    SANFORD, NC MICROPOLITAN 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
    2023
    $4,203
    $113,400
    $241,300
    $354,700
    -
    $113,400
    $241,300
    $354,700

    Comparable in this City

    • Value Estimation by Request
      1,204 SF

      613 Carthage St

      RETAIL STORES (PERSONAL SERVICES) • 1,204 SF
      613 Carthage St, Sanford, NC 27330-4106
      View Details
    • Value Estimation
      $1,365,000
      12,586 SF

      1600 Horner Blvd, Unit 1616

      RETAIL STORES (PERSONAL SERVICES) • 12,586 SF
      1600 Horner Blvd, Sanford, NC 27330-5634
      View Details
    • Value Estimation by Request
      624 SF

      501 Wall St

      RETAIL STORES (PERSONAL SERVICES) • 624 SF
      501 Wall St, Sanford, NC 27330-4245
      View Details
    • Value Estimation by Request
      1,500 SF

      811 Chatham St

      RETAIL STORES (PERSONAL SERVICES) • 1,500 SF
      811 Chatham St, Sanford, NC 27330-5304
      View Details
    • Value Estimation
      $1,080,000
      10,000 SF

      2031 Horner Blvd

      RETAIL STORES (PERSONAL SERVICES) • 10,000 SF
      2031 Horner Blvd, Sanford, NC 27330-5817
      View Details
    • Value Estimation
      $790,000
      7,545 SF

      1951 Horner Blvd

      RETAIL STORES (PERSONAL SERVICES) • 7,545 SF
      1951 Horner Blvd, Sanford, NC 27330-5840
      View Details

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    Similar Nearby for Lease

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      Unique Downtown Sanford Retail Space

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      5,365 SF

      Free Standing Bank Building

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      View Details
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      Office Space for Lease

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      Sanford Flex Space For Lease

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    View Listing
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    Sanford, NC 27330
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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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