17-story, 184,960 SF office tower repositioning — ten-scenario highest and best use analysis

Repositioning analysis of a vacant 17-story, 184,960-square-foot tower in Durham, North Carolina — a full highest and best use study built around ten redevelopment scenarios spanning market-rate apartments, condominium sell-out, medical and life-sciences conversion, mixed-use, upper-upscale hotel, senior living, demolition with land resale, and continuation as Class A office. Each scenario was modeled through discounted cash flow with IRR, MIRR, XIRR, DSCR, ROE, and residual land value calculations, then ranked on capitalized value, land residual, debt capacity, and risk.