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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Office buildings
940 Cary Pkwy Ste 104 Cary, NC 27518-7417
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US53-1717539
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
CONCRETE BLOCKS
Total area
2,520 SF
Zoning code
OIP
APN
0762.12-96-7250 0401719
UPID
US53-1717539
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
$830k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$617k
Blend (final)
Blend
$830k
Owner & transaction history
Gaines Holdings LLC · 2 yrs held
Gaines Holdings LLC
since 2024
Last sale
$830,000
4 recorded transactions
Zoning & alternative use
OIP · Cary, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
4.4.2 Mixed Use Overlay
Top alternative use upside
Retail stores
$1.2M
+73.1%
Auto repair, garage
$1.1M
+58.3%
Medical building
$870,000
+29.1%
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 Cary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cary 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
$830,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$675,000
Current use
RETAIL STORES
$1,165,000
Change: +73% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,065,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$870,000
Change: +29% · Conversion: Easy
WAREHOUSE, STORAGE
$575,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $830k (Feb 27 2024)
Last sale anchor
$830k
Feb 27 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
$329 / 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
$4,689
Tax year 2023
Assessed value
$467,943
Assessed 2023
Previous assessed
$467,943
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed improvement
$467,943
Improvement market value
$467,943
Total market value
$467,943
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
OFFICE BUILDING
Status
Off-Market
Year built
2005
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
2,520 SF
Zoning code
OIP
APN
0762.12-96-7250 0401719
UPID
US53-1717539
Jurisdiction
WAKE
Zoning & alternative use
OIP · Cary, NCZoning OIP · permitted uses
OIP · Cary, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
4.4.2 Mixed Use Overlay
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$675,000
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$870,000
WAREHOUSE, STORAGE
Est. value
$575,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
Construction
CONCRETE BLOCKS
Heating
CENTRAL
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
Gaines Holdings LLC
Entity
Mailing address
5000 ARENDELL ST STE #103, MOREHEAD CITY, NC 28557-4615
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2024
$830,000
Gaines Holdings LLC
Winsome Partners LLC
Warranty Deed
$788,500 · First Citizens Bank & Trust Co
Apr 6, 2022
$815,000
Winsome Partners LLC
Svsm Partners LLC
Special Warranty Deed
$692,750 · First Citizens Bank & Trust Co
May 9, 2016
$475,000
Svsm Partners LLC
Vintrust Management LLC
Warranty Deed
$403,750 · Paragon Com'l Bk
Jan 7, 2008
$465,000
Vintrust Management LLC
Parkway Holdings LLC
Warranty Deed
$395,250 · Fidelity Bank NA
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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