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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Bed & breakfasts
147 Preservation Way, Waynesville, NC 28786-1627
Individually Owned
4-yr Hold
Property ID
US53-0149539
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1927
Total area
1,584 SF
Lot
2.65 ac (115,478 SF)
Zoning code
EW-ND
APN
8615-56-0436
UPID
US53-0149539
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
$965k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$915k
Owner & transaction history
Philip Cole Blumer · 4 yrs held
Philip Cole Blumer
since 2021
Last sale
$865,000
6 recorded transactions
Zoning & alternative use
EW-ND · Waynesville, NC
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 Waynesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waynesville 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
$960,000
ML approach
$965,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10% · vs last sale $865k (Dec 15 2021)
Last sale anchor
$865k
Dec 15 2021
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
$578 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$616,800
Assessed 2023
Previous assessed
$616,800
+0.0% YoY
Assessed land
$59,700
Assessed improvement
$557,100
Land market value
$59,700
Improvement market value
$557,100
Total market value
$616,800
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1927
Heating
HEAT PUMP
Cooling
PARTIAL
Stories
3
Bathrooms
2
Total area
1,584 SF
Lot
2.65 ac (115,478 SF)
Zoning code
EW-ND
APN
8615-56-0436
UPID
US53-0149539
Jurisdiction
HAYWOOD
Zoning & alternative use
EW-ND · Waynesville, NC
Zoning EW-ND · permitted uses
EW-ND · Waynesville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waynesville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1927
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Bathrooms
2
Lot
2.65 ac
Current owner
From public records · entity-resolved
Philip Cole Blumer
Individual
Mailing address
147 PRESERVATION WAY, WAYNESVILLE, NC 28786-1627
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Dec 15, 2021
$865,000
Philip Cole Blumer
Robin Keith
Warranty Deed
$735,250 · Atlantic Bay Mortgage Group LLC
May 10, 2017
$430,000
Robin Keith Crane
Rustic Cabin Harmony LLC
Warranty Deed
$344,000 · Fairway Independent Mortgage Corp
Mar 11, 2014
—
Rustic Cabin Harmony LLC
Federal Home Loan Mtg Corp
Grant Deed
—
May 6, 2013
$300,000
Federal Home Loan Mtg Corp
Trustee Svcs Of Carolina LLC
Trustees Deed
related
—
Oct 23, 2008
—
Lawrence C
—
Trustees Deed
related
$62,477 · A&b Construction & Dev INC
Jan 26, 2007
$367,500
Lawrence C Herr
Helen Scott Malina
Warranty Deed
$294,000 · New Century Mortgage Corp
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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