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Property profile & analytics
OFF-MARKET
Estimated value
$2,065,000
Office Spaces
118 Gtwy Blvd Mooresville, NC 28117-6538
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US53-1052930
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Construction
STEEL FRAME
Total area
7,972 SF
Lot
4.89 ac (213,008 SF)
Zoning code
CM
APN
4646-82-3462.000
UPID
US53-1052930
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
-
dr keadle Dental Office
-
South Iredell Internal Med Physician
-
Dunlop Richard W MD Physician Medical Clinic
-
Fora Dermatology, PLLC Physician Medical Clinic
-
Novant Health Imaging Mooresville Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$2.07M
Owner & transaction history
118 Gateway LLC · 9 yrs held
118 Gateway LLC
since 2016
6 recorded transactions
Zoning & alternative use
CM · Mooresville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.5M
+6.3%
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 Mooresville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mooresville 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,485,000
6.5%
$2,295,000
7%
$2,130,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,390,000
Current use
INDUSTRIAL (GENERAL)
$2,540,000
Change: +6% · Conversion: Difficult
RESTAURANT
$1,930,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.07M
Range $1.86M – $2.27M · ±10%
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
$259 / 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
$19,847
Tax year 2023
Assessed value
$2,017,770
Assessed 2023
Previous assessed
$1,518,140
+32.9% YoY
Effective rate
0.98%
On assessed value
Assessed land
$215,160
Assessed improvement
$1,802,610
Land market value
$215,160
Improvement market value
$1,802,610
Total market value
$2,017,770
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Rooms
12
Bathrooms
4
Total area
7,972 SF
Lot
4.89 ac (213,008 SF)
Zoning code
CM
APN
4646-82-3462.000
UPID
US53-1052930
Jurisdiction
IREDELL
Zoning & alternative use
CM · Mooresville, NC
Zoning CM · permitted uses
CM · Mooresville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mooresville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
RESTAURANT
Est. value
$1.9M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
RESTAURANT
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
2006
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
12
Bathrooms
4
Lot
4.89 ac
Current owner
From public records · entity-resolved
118 Gateway LLC
Entity
Mailing address
18204 MAINSAIL POINTE DR, CORNELIUS, NC 28031-5198
Ownership since
2016
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
Aug 31, 2016
$1,650,000
118 Gateway LLC
4020mc LLC
Warranty Deed
$1,400,000 · Bank Of Nc
Aug 31, 2016
—
118 Gateway LLC
4020mc LLC
Grant Deed
related
—
Feb 19, 2016
$1,065,000
4020mc LLC
Alexander Place Shoppes LLC
Grant Deed
—
Jul 27, 2015
$1,058,000
Alexander Place Shoppes LLC
Blackburn Group LLC
Grant Deed
—
—
—
Blackburn Group LLC
—
Deed Of Trust
related
$2,115,000 · Aquesta Bank
—
—
Blackburn Group LLC
—
Deed Of Trust
related
$150,000 · Aquesta 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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