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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
116 Providence St Waxhaw, NC 28173
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US53-1475965
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
WOOD
Total area
2,460 SF
Lot
0.07 ac (3,180 SF)
Zoning code
NMX WAXHAW
APN
05-115-074
UPID
US53-1475965
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
-
El Rophe Counseling Center Inc. Counselor
-
Charles H. Hinkle, MA Counselor
-
Sidney W. Langston, PHD Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
$630k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Jrf2 LLC · 1 yrs held
Jrf2 LLC
since 2025
Last sale
$563,500
1 recorded transaction
Zoning & alternative use
NMX WAXHAW · Waxhaw, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$680,000
+69.5%
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 Waxhaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waxhaw 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
$440,000
ML approach
$490,000
CAP Approach
CAP Return
Estimation
6%
$680,000
6.5%
$630,000
7%
$585,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$400,000
Current use
RETAIL STORES
$680,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$390,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$385,000
Change: -4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$375,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $564k (Jan 10 2025)
Last sale anchor
$564k
Jan 10 2025
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
$220 / 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
Assessed value
$110,400
Assessed 2023
Previous assessed
$110,400
+0.0% YoY
Assessed land
$34,000
Assessed improvement
$76,400
Land market value
$34,000
Improvement market value
$76,400
Total market value
$110,400
Applied tax rate
528.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
YES
Buildings
2
Stories
1
Total area
2,460 SF
Lot
0.07 ac (3,180 SF)
Zoning code
NMX WAXHAW
APN
05-115-074
UPID
US53-1475965
Jurisdiction
UNION
Zoning & alternative use
NMX WAXHAW · Waxhaw, NC
Zoning NMX WAXHAW · permitted uses
NMX WAXHAW · Waxhaw, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waxhaw. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$400,000
RETAIL STORES
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$390,000
COMMERCIAL (GENERAL)
Est. value
$385,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$375,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1955
Construction
WOOD
Heating
YES
Stories
1
Buildings
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Jrf2 LLC
Entity
Mailing address
PO BOX 327, WAXHAW, NC 28173-1044
Ownership since
2025
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
Jan 10, 2025
$563,500
Jrf2 LLC
El Rophe Center INC
Warranty Deed
$450,744 · The Huntington National 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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