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136 N Dougherty St, Black Mountain, NC 28711
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Property summary
AI-generated overview
Nestled in Black Mountain, NC, this historic 1897 inn (renovated 2023) offers 17 guest rooms across two, three-story buildings totaling 11,576 square feet on a 0.85-acre lot. The property includes a restaurant with 80 seats, a full commercial kitchen, and a liquor license. A separate carriage house apartment, currently rented for $1,000 monthly, provides additional income potential. The inn also benefits from a leasehold agreement with a bakery generating approximately $75,000 in annual income. The property is zoned TR-4 and features antique furnishings, modern amenities, and stunning mountain views. Its prime location offers easy access to Asheville and numerous outdoor recreational opportunities. The asking price is $3,250,000, and the property is offered fee simple. The APN is 0619-26-2478-00000.
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1919
Total area
10,274 SF
Lot
0.85 ac (37,026 SF)
Zoning code
DEED DATE: 2022-08-09 DEE
APN
0619-26-2478-00000
UPID
US53-5637224
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bakery Specialty Food Shop
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.56M
Blend (final)
Blend
$2.11M
Owner & transaction history
since 2022
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
DEED DATE: 2022-08-09 DEE · Black Mountain, NC
Top alternative use upside
Restaurant
$3.5M
+27.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$2.11M
Value range
$1.90M – $2.32M
±10% around blend
Estimated value / SF
$205 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$1.90M
blend $2.11M
$2.32M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,274 SF
Lot area
0.85 ac
Year built
1919
Stories
3
APN
0619-26-2478-00000
Zoning
DEED DATE: 2022-08-09 DEE
Assessed value
$2,203,300
Annual tax
$18,477
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$18,477
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$2.56M
Range $1.41M – $3.85M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.11M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 23 sales
$270
-24%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $205/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+28%
vs current-use indication
Hotel/motel · current use
Medical Building
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
2.90%
Selected cap rate for this bed & breakfasts
Derived from the Black Mountain market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$70k *
Last sale · Aug 2022
$2.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.42M
Move the market yield to see immediate price impact.
Value / SF
$235
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.40%2.90%3.40%
$63k
$2.63M
$2.18M
$1.86M
$70k
$2.92M
$2.42M
$2.06M
$77k
$3.21M
$2.66M
$2.27M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$18,477
Tax year 2024
Assessed value
$2,203,300
Assessed 2024
Previous assessed
$2,203,300
+0.0% YoY
Effective rate
0.84%
On assessed value
Land market value
$116,100
Improvement market value
$2,087,200
Total market value
$2,203,300
Applied tax rate
25.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Status
For Sale
Year built
1919
Heating
YES
Cooling
YES
Stories
3
Bathrooms
17
Total area
10,274 SF
Lot
0.85 ac (37,026 SF)
Zoning code
DEED DATE: 2022-08-09 DEE
APN
0619-26-2478-00000
UPID
US53-5637224
Jurisdiction
BUNCOMBE
Zoning & alternative use
DEED DATE: 2022-08-09 DEE · Black Mountain, NCZoning DEED DATE: 2022-08-09 DEE · permitted uses
DEED DATE: 2022-08-09 DEE · Black Mountain, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1919
Heating
YES
Cooling
Yes
Stories
3
Bathrooms
17
Lot
0.85 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
DEED DATE: 2022-08-09 DEE
Jurisdiction
Black Mountain, NC
Recorded code
DEED DATE: 2022-08-09 DEE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for DEED DATE: 2022-08-09 DEE in Black Mountain, NC.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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