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Property profile & analytics
OFF-MARKET
Estimated value
$1,395,000
Warehouses
840 White Hl Rd, Sanford, NC 27332-7582
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-2928303
Property summary
AI-generated overview
This exceptional Lee County industrial property offers a 21,000-square-foot single-tenant warehouse ideally situated in the Highway Commercial District. The building boasts 18,000 square feet of warehouse space complemented by 2,500 square feet of office area, perfect for a variety of businesses. The property sits on a generous 4.76-acre lot, providing ample space for outdoor storage and operations. Features include a new concrete truck court, additional gravel parking, and the potential for secure yard storage. The warehouse itself offers a 16-foot ceiling clearance, two dock-high doors, and two gas heaters. The property also includes a computer-operated lighted message sign. Conveniently located, it offers easy access to US-1 and is only ten minutes from downtown Sanford's vibrant amenities. The property's APN is 9529-89-0722. Lease rates range from $11.00 to $14.00 per square foot. This well-maintained property presents a unique opportunity for businesses seeking a versatile and strategically located industrial space.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Total area
21,600 SF
Lot
4.76 ac (207,346 SF)
Zoning code
HIGHWAY COMMERCIAL
APN
9529-89-0722-00
UPID
US53-2928303
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
-
Mid Pines Hosiery Co Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.40M
Owner & transaction history
Oldham Investments LLC · 2 yrs held
Oldham Investments LLC
since 2024
Last sale
$1.4M
1 recorded transaction
Zoning & alternative use
HIGHWAY COMMERCIAL · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.1M
+104.9%
Neighborhood: shopping center
$1.5M
+46.5%
Auto repair, garage
$1.4M
+44.5%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
$1,395,000
ML approach
$1,395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,000,000
Current use
RETAIL STORES
$2,050,000
Change: +105% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,465,000
Change: +46% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,445,000
Change: +45% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,385,000
Change: +39% · Conversion: Easy
Blend value · Realmo final
$1.40M
Range $1.26M – $1.53M · ±10% · vs last sale $1.40M (Mar 15 2024)
Last sale anchor
$1.40M
Mar 15 2024
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
$65 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$5,128
Tax year 2024
Assessed value
$680,000
Assessed 2024
Previous assessed
$730,900
-7.0% YoY
Effective rate
0.75%
On assessed value
Assessed land
$207,400
Assessed improvement
$472,600
Land market value
$207,400
Improvement market value
$472,600
Total market value
$680,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2000
Heating
YES
Cooling
NONE
Stories
1
Total area
21,600 SF
Lot
4.76 ac (207,346 SF)
Zoning code
HIGHWAY COMMERCIAL
APN
9529-89-0722-00
UPID
US53-2928303
Jurisdiction
LEE
Zoning & alternative use
HIGHWAY COMMERCIAL · Sanford, NC
Zoning HIGHWAY COMMERCIAL · permitted uses
HIGHWAY COMMERCIAL · Sanford, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.0M
RETAIL STORES
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
2000
Heating
YES
Cooling
Yes
Stories
1
Lot
4.76 ac
Current owner
From public records · entity-resolved
Oldham Investments LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2017 LORD ASHLEY DR, SANFORD, NC 27330-7261
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2024
$1,395,000
Oldham Investments LLC
Beverly T Gautier
Warranty Deed
—
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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