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Property profile & analytics
OFF-MARKET
Estimated value
$2,305,000
Office buildings
16930 Catawba Ave Cornelius, NC 28031-5638
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US53-1490520
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
12,998 SF
Lot
1.11 ac (48,134 SF)
Zoning code
VC(CD)
APN
506114
UPID
US53-1490520
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
-
Savannah Imagewear Inc Marketing & Advertising
-
Katie Thomas Loan Service Bank
-
Vogue Salons Hair Salon Nail Salon
-
Charlotte Payroll Business To Business Service
-
Curtis Perry | Fairway Independent Mortgage Corporation Loan Officer Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$2.31M
Owner & transaction history
Zoerb Commercial LLC · 1 yrs held
Zoerb Commercial LLC
since 2025
Last sale
$2.3M
6 recorded transactions
Zoning & alternative use
VC(CD) · Cornelius, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.8M
+10.4%
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 Cornelius submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cornelius 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
$2,110,000
ML approach
$2,260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,400,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,750,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$2.31M
Range $2.07M – $2.54M · ±10% · vs last sale $2.30M (Apr 30 2025)
Last sale anchor
$2.30M
Apr 30 2025
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
$177 / 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
$9,071
Tax year 2023
Assessed value
$1,403,700
Assessed 2024
Previous assessed
$1,423,900
-1.4% YoY
Effective rate
0.65%
On assessed value
Assessed land
$530,800
Assessed improvement
$872,900
Land market value
$530,800
Improvement market value
$872,900
Total market value
$1,403,700
Applied tax rate
2.0000
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
1999
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
20
Bathrooms
16
Total area
12,998 SF
Lot
1.11 ac (48,134 SF)
Zoning code
VC(CD)
APN
506114
UPID
US53-1490520
Jurisdiction
MECKLENBURG
Zoning & alternative use
VC(CD) · Cornelius, NC
Zoning VC(CD) · permitted uses
VC(CD) · Cornelius, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cornelius. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING Current
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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
20
Bathrooms
16
Lot
1.11 ac
Current owner
From public records · entity-resolved
Zoerb Commercial LLC
Entity
Mailing address
PO BOX 1516, STOW, OH 44224-0516
Ownership since
2025
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
Apr 30, 2025
$2,300,000
Zoerb Commercial LLC
Anna H Greer
Warranty Deed
$1,000,000 · First National Bank Of Pennsylvania
Jul 16, 2020
$1,485,000
Anna H Greer
Djp Ents LLC
Grant Deed
—
Jul 28, 1999
—
Kenton,place LLC
Pmot,llc
Grant Deed
related
—
Jul 9, 1999
—
Pmot,llc
Djp Enterprises
Grant Deed
related
—
Nov 11, 1998
—
Kenton,place LLC
Djp Enterprises
Grant Deed
related
—
Sep 4, 1998
$238,000
Djp Enterprises LLC
Djp Enterprises
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.
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