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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
Office buildings
8840 Old Georgetown SW Rd, Sunset Beach, NC 28468-4811
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-1653427
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2005
Total area
12,672 SF
Lot
6.21 ac (270,508 SF)
Zoning code
HC
APN
2410000110
UPID
US53-1653427
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.64M
Comparable Approach
Comparable
$2.04M
Blend (final)
Blend
$2.12M
Owner & transaction history
Virginia Williamson Building LLC · 4 yrs held
Virginia Williamson Building LLC
since 2022
2 recorded transactions
Zoning & alternative use
HC · Sunset Beach, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+43.2%
Retail stores
$3.1M
+28.2%
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 Sunset Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunset Beach 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,860,000
6.5%
$2,640,000
7%
$2,450,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,425,000
Current use
RESTAURANT
$3,470,000
Change: +43% · Conversion: Moderate
RETAIL STORES
$3,110,000
Change: +28% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,240,000
Change: -8% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,200,000
Change: -9% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,055,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.12M
Range $1.90M – $2.33M · ±10%
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
$167 / 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
Property tax & assessments
Assessed value
$1,964,340
Assessed 2023
Previous assessed
$1,403,400
+40.0% YoY
Assessed land
$448,720
Assessed improvement
$1,515,620
Land market value
$448,720
Improvement market value
$1,515,620
Total market value
$1,964,340
Applied tax rate
19.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2005
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
12,672 SF
Lot
6.21 ac (270,508 SF)
Zoning code
HC
APN
2410000110
UPID
US53-1653427
Jurisdiction
BRUNSWICK
Zoning & alternative use
HC · Sunset Beach, NC
Zoning HC · permitted uses
HC · Sunset Beach, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sunset Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.5M
RETAIL STORES
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2005
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
2
Lot
6.21 ac
Current owner
From public records · entity-resolved
Virginia Williamson Building LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2618 NEW VLG WAY, WILMINGTON, NC 28405-7426
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2022
—
Virginia Williamson Building LLC
Fore Christ INC
Special Warranty Deed
—
Jun 1, 2004
—
Fore-christ INC
Owner Name Unavailable
Warranty Deed
related
—
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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