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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Commercial real estate
117 Sylvan Byway, Pisgah Forest, NC 28768-9237
Individually Owned
2-yr Hold
Free & Clear
Property ID
US53-2511005
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2007
Total area
3,472 SF
Lot
2.5 ac (108,900 SF)
APN
9505-40-9394-000
UPID
US53-2511005
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
$875k
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$740k
Owner & transaction history
Joseph R Holman · 2 yrs held
Joseph R Holman
since 2023
Last sale
$675,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pisgah Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pisgah Forest 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
$800,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
$725,000
6.5%
$670,000
7%
$625,000
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $675k (Oct 23 2023)
Last sale anchor
$675k
Oct 23 2023
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
$213 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$4,678
Tax year 2024
Assessed value
$710,640
Assessed 2024
Previous assessed
$710,640
+0.0% YoY
Effective rate
0.66%
On assessed value
Assessed land
$75,000
Assessed improvement
$635,640
Land market value
$75,000
Improvement market value
$635,640
Total market value
$710,640
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
CENTRAL
Bathrooms
3
Total area
3,472 SF
Lot
2.5 ac (108,900 SF)
APN
9505-40-9394-000
UPID
US53-2511005
Jurisdiction
TRANSYLVANIA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2007
Heating
FORCED AIR
Cooling
Yes
Bathrooms
3
Lot
2.5 ac
Current owner
From public records · entity-resolved
Joseph R Holman
Individual
Free & Clear · 2 yrs held
Mailing address
117 SYLVAN BYWAY, PISGAH FOREST, NC 28768-9237
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2023
—
Joseph R Holman
Joseph R Holman
Correction Deed
related
—
Oct 23, 2023
—
Joseph R Holman
Joseph R Holman
Intrafamily Transfer
related
—
Aug 30, 2019
$675,000
Joseph R Holman
Trefz,james R & Lisa J
Warranty Deed
—
Jul 13, 2007
—
James R Trefz
—
Trustees Deed
related
$300,000 · Asheville Savings Bank
May 11, 2005
$71,000
Owner Name Unavailable
Owner Name Unavailable
Warranty Deed
related
—
—
—
James R Trefz
—
Loan Modification
related
$300,000 · Asheville Savings 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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