Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Office buildings
11901 Downs Rd Pineville, NC 28134-8435
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-0989569
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Total area
4,352 SF
Lot
3.96 ac (172,715 SF)
Zoning code
GI
APN
20506120
UPID
US53-0989569
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
-
SiteOne Landscape Supply Garden Center Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.69M
CAP Approach
CAP
$1.26M
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.41M
Owner & transaction history
Siteone Landscape Supply LLC · 4 yrs held
Siteone Landscape Supply LLC
since 2022
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
GI · Pineville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+2.1%
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 Pineville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pineville 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
$1,775,000
ML approach
$1,685,000
CAP Approach
CAP Return
Estimation
6%
$1,355,000
6.5%
$1,255,000
7%
$1,165,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,540,000
Current use
MEDICAL BUILDING
$1,575,000
Change: +2% · Conversion: Easy
RETAIL STORES
$1,380,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,255,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±10% · vs last sale $1.33M (Apr 20 2022)
Last sale anchor
$1.33M
Apr 20 2022
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
$324 / 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
$8,134
Tax year 2023
Assessed value
$1,072,900
Assessed 2024
Previous assessed
$1,109,800
-3.3% YoY
Effective rate
0.76%
On assessed value
Assessed land
$782,300
Assessed improvement
$290,600
Land market value
$782,300
Improvement market value
$290,600
Total market value
$1,072,900
Applied tax rate
21.0000
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
1974
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
5
Total area
4,352 SF
Lot
3.96 ac (172,715 SF)
Zoning code
GI
APN
20506120
UPID
US53-0989569
Jurisdiction
MECKLENBURG
Zoning & alternative use
GI · Pineville, NC
Zoning GI · permitted uses
GI · Pineville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pineville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
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
1974
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
5
Lot
3.96 ac
Current owner
From public records · entity-resolved
Siteone Landscape Supply LLC
Entity
Free & Clear · 4 yrs held
Mailing address
13727 NOEL RD STE #900, DALLAS, TX 75240-1355
Ownership since
2022
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
Apr 20, 2022
—
Siteone Landscape Supply LLC
Southerland Family Limited Partners
Deed
—
Apr 20, 2022
$1,325,000
Siteone Landscape Supply LLC
Southerland Family Limited Partners
Special Warranty Deed
—
Jul 5, 1995
$150,000
Southerland Family Limited
Southerland,fami
Grant Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 11901 Downs Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
