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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Office buildings
12916 Downs Cir Pineville, NC 28134-6325
Entity Owned
14-yr Hold
Free & Clear
Property ID
US53-5760364
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1953
Total area
2,391 SF
Lot
2.86 ac (124,669 SF)
Zoning code
GI
APN
20503101
UPID
US53-5760364
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
-
Lanier Material Sales Garden Center Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$390k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$529k
Blend (final)
Blend
$630k
Owner & transaction history
Spanking Balls LLC · 14 yrs held
Spanking Balls LLC
since 2011
4 recorded transactions
Zoning & alternative use
GI · Pineville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$865,000
+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
by Request
ML approach
$390,000
CAP Approach
CAP Return
Estimation
6%
$745,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$845,000
Current use
MEDICAL BUILDING
$865,000
Change: +2% · Conversion: Easy
RETAIL STORES
$760,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$690,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$263 / 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
$4,666
Tax year 2023
Assessed value
$615,500
Assessed 2024
Previous assessed
$615,900
-0.1% YoY
Effective rate
0.76%
On assessed value
Assessed land
$464,400
Assessed improvement
$151,100
Land market value
$464,400
Improvement market value
$151,100
Total market value
$615,500
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
1953
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Bathrooms
1
Total area
2,391 SF
Lot
2.86 ac (124,669 SF)
Zoning code
GI
APN
20503101
UPID
US53-5760364
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
$845,000
MEDICAL BUILDING
Est. value
$865,000
RETAIL STORES
Est. value
$760,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$690,000
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
1953
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
2.86 ac
Current owner
From public records · entity-resolved
Spanking Balls LLC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 1028, PINEVILLE, NC 28134-1028
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2011
$362,500
Spanking Balls LLC
Tad Ents INC
Warranty Deed
—
Mar 6, 2006
$325,000
Tad Ents INC
Therrell,tommy L & Bobbie M
Warranty Deed
$325,000 · Bobbie M Therrell
Aug 5, 1998
—
Bobbie M Therrell
Therrell,bobbie
Quit Claim Deed
related
—
—
—
Tommy L Therrell
—
Deed Of Trust
related
$118,500 · Branch Banking & Trust Co
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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