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Property profile & analytics
FOR LEASE
Commercial real estate
9535 Cliffdale Rd Fayetteville, NC 28304
Entity Owned
5-yr Hold
Free & Clear
Property ID
US53-1009363
For Lease
1 / 3
$6,480,000
9535 Cliffdale Rd, Fayetteville, NC 28304
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1995
Total area
52,868 SF
Lot
7.39 ac (321,908 SF)
Zoning code
CC
APN
9486-15-7767
UPID
US53-1009363
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
-
Westin Center Business Service Center Corporate Office
-
Family Dollar Discount Store
-
Food Lion Grocery & Convenience Store Food Market
-
Coinstar Kiosk - Bitcoin ATM Currency Exchange Service Kiosk
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.85M
CAP Approach
CAP
$9.67M
Comparable Approach
Comparable
$5.86M
Blend (final)
Blend
$6.48M
Owner & transaction history
Suso 4 Roxborough LP · 5 yrs held
Suso 4 Roxborough LP
since 2021
Last sale
$8.1M
3 recorded transactions
Zoning & alternative use
CC · Fayetteville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ase Zoning Districts 30-3.E.1. General Purposes 30-3.E.2. Office and Institutional (OI) District 30-3.E.3. Neighborhood Commercial (NC) District 30-3.E.4. Limited Commercial (LC) District 30-3.E.5. Community Commercial (CC) District 30-3.E.6. Mixed-Use (MU) District 30-3.E.7.A. Business Park (BP) District 30-3.E.8. Light Industrial (LI) District 30-3.E.9. He…
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
3,860.11 ac
Top alternative use upside
Restaurant
$11.1M
+84.4%
Medical building
$8.9M
+48.4%
Auto repair, garage
$8.9M
+47.0%
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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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
$6,480,000
ML approach
$6,850,000
CAP Approach
CAP Return
Estimation
6%
$10,470,000
6.5%
$9,665,000
7%
$8,970,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,020,000
Current use
RESTAURANT
$11,105,000
Change: +84% · Conversion: Difficult
MEDICAL BUILDING
$8,940,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,850,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$7,585,000
Change: +26% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,975,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$6,230,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$6.48M
Range $5.83M – $7.13M · ±10% · vs last sale $8.13M (Feb 12 2021)
Last sale anchor
$8.13M
Feb 12 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
$123 / 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
$78,542
Tax year 2023
Assessed value
$5,621,926
Assessed 2023
Previous assessed
$5,621,926
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,227,533
Assessed improvement
$4,394,393
Land market value
$1,227,533
Improvement market value
$4,394,393
Total market value
$5,621,926
Applied tax rate
1,000.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Year built
1995
Heating
NONE
Buildings
3
Stories
1
Bathrooms
9
Total area
52,868 SF
Lot
7.39 ac (321,908 SF)
Zoning code
CC
APN
9486-15-7767
UPID
US53-1009363
Jurisdiction
CUMBERLAND
Zoning & alternative use
CC · Fayetteville, NCZoning CC · permitted uses
CC · Fayetteville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ase Zoning Districts 30-3.E.1. General Purposes 30-3.E.2. Office and Institutional (OI) District 30-3.E.3. Neighborhood Commercial (NC) District 30-3.E.4. Limited Commercial (LC) District 30-3.E.5. Community Commercial (CC) District 30-3.E.6. Mixed-Use (MU) District 30-3.E.7.A. Business Park (BP) District 30-3.E.8. Light Industrial (LI) District 30-3.E.9. Heavy Industrial (HI) District 30-3.E.10. Downtown 1 (DT-1) District 30-3.E.11. Down
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
3,860.11 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.0M
RESTAURANT
Est. value
$11.1M
MEDICAL BUILDING
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$8.9M
OFFICE BUILDING
Est. value
$7.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.0M
RETAIL STORES
Est. value
$6.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1995
Heating
NONE
Stories
1
Buildings
3
Bathrooms
9
Lot
7.39 ac
Current owner
From public records · entity-resolved
Suso 4 Roxborough LP
Entity
Free & Clear · 5 yrs held
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2021
$8,125,000
Suso 4 Roxborough LP
Westin Station LLC
Special Warranty Deed
—
Feb 28, 2012
$6,050,000
Westin Station LLC
Westin Centre LLC
Warranty Deed
—
—
—
Westin Station LLC
—
Deed Of Trust
related
$3,738,000 · Pnc Bank
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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