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Property profile & analytics
OFF-MARKET
Estimated value
$1,385,000
Commercial real estate
1603 Battleground Ave Greensboro, NC 27408-8049
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US53-5736234
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2003
Construction
FRAME
Total area
8,192 SF
Lot
0.77 ac (33,541 SF)
Zoning code
C-M
APN
12259
UPID
US53-5736234
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
-
Penn Station East Coast Subs Take-out & Catering
-
Starbucks Cafe & Coffee Shop
-
Dr. Steve Crealese Alternative Medicine Practice
-
ICECREAM FACTORY Grocery & Convenience Store Specialty Food Shop
-
Club Chiropractic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.39M
Owner & transaction history
William Penn Properties LLC · 16 yrs held
William Penn Properties LLC
since 2010
4 recorded transactions
Zoning & alternative use
C-M · Greensboro, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The C-M, Commercial Medium district is primarily intended to accommodate a wide range of retail, service,officeand multi family residential uses in amixed useenvironment. The district is typically located along thoroughfares in areas which have developed with minimal front setbacks.
Zone name
Commercial Medium
General category
MIXED_USE
Zone area
1,828.90 ac
Source
Realmo
Top alternative use upside
Retail stores
$1.9M
+34.9%
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 Greensboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greensboro 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%
$1,565,000
6.5%
$1,445,000
7%
$1,340,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,400,000
Current use
RETAIL STORES
$1,890,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$1.39M
Range $1.25M – $1.52M · ±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
$169 / 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
$19,587
Tax year 2023
Assessed value
$1,396,100
Assessed 2023
Previous assessed
$1,396,100
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$763,700
Assessed improvement
$632,400
Land market value
$763,700
Improvement market value
$632,400
Total market value
$1,396,100
Applied tax rate
1.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Rooms
10
Bathrooms
6
Total area
8,192 SF
Lot
0.77 ac (33,541 SF)
Zoning code
C-M
APN
12259
UPID
US53-5736234
Jurisdiction
GUILFORD
Zoning & alternative use
C-M · Greensboro, NCZoning C-M · permitted uses
C-M · Greensboro, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The C-M, Commercial Medium district is primarily intended to accommodate a wide range of retail, service,officeand multi family residential uses in amixed useenvironment. The district is typically located along thoroughfares in areas which have developed with minimal front setbacks.
Zone name
Commercial Medium
General category
MIXED_USE
Zone area
1,828.90 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2003
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Rooms
10
Bathrooms
6
Lot
0.77 ac
Current owner
From public records · entity-resolved
William Penn Properties LLC
Entity
Mailing address
3500 PO BOX 460849TH CIR, HOUSTON, TX 77056-8849
Ownership since
2010
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
May 13, 2010
$1,275,000
William Penn Properties LLC
C D A INC
Grant Deed
$1,084,000 · Branch Banking & Trust Co
Jan 28, 2005
$2,138,000
Cda INC
1603 Battleground LLC
Grant Deed
$700,000 · Regions Bk/fayette
Jan 9, 2003
$725,000
1603 Battleground LLC
Krispy,kreme D
Grant Deed
—
—
—
Cda,inc
—
Deed Of Trust
related
$2,433,303 · Carolina Trust 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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