Entity Owned Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
50,082 SF
Lot
5.16 ac (224,595 SF)
Zoning code
GR
APN
167299
UPID
US53-1222718
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.84M
CAP Approach
CAP
$5.25M
Comparable Approach
Comparable
$6.81M
Blend (final)
Blend
$8.60M
Owner & transaction history
since 2020
Last sale
$7.5M
4 recorded transactions
Zoning & alternative use
GR · Cornelius, NC
Zoning description
The General Residential District is coded to permit the development of lower density single-family housing. Such development has traditionally been found along the lakefront and in conventional subdivisions.
General category
RESIDENTIAL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.60M
Value range
$7.74M – $9.45M
±10% around blend
Estimated value / SF
$172 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
40
$7.74M
blend $8.60M
$9.45M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
50,082 SF
Lot area
5.16 ac
Year built
1984
Stories
1
APN
167299
Zoning
GR
Assessed value
$6,458,700
Annual tax
$41,736
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.25M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.69M
@ 6.5% CAP return
$5.25M
@ 7% CAP return
$4.87M
4
Sales comparison
Partial preview
Sales approach indication
$3.81M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
24.8 mi away · 50,750 SF
24.8 mi away · 50,750 SF
24.8 mi away · 36,738 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.60M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 452 sales
$128
+34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $172/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Not available
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
4.00%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.00%
9.0%
NOI (est.)
$525k *
Last sale · Jul 2020
$7.50M
* 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$13.13M
Move the market yield to see immediate price impact.
Value / SF
$262
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
3.50%4.00%4.50%
$473k
$13.50M
$11.81M
$10.50M
$525k
$15.00M
$13.13M
$11.67M
$578k
$16.50M
$14.44M
$12.83M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$4.50M
12.6 mi · Nov 2025 · $99/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$41,736
Tax year 2023
Assessed value
$6,458,700
Assessed 2024
Previous assessed
$7,993,800
-19.2% YoY
Effective rate
0.65%
On assessed value
Assessed land
$4,939,600
Assessed improvement
$1,519,100
Land market value
$4,939,600
Improvement market value
$1,519,100
Total market value
$6,458,700
Applied tax rate
2.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Heating
NONE
Cooling
NONE
Buildings
7
Stories
1
Rooms
1
Total area
50,082 SF
Lot
5.16 ac (224,595 SF)
Zoning code
GR
APN
167299
UPID
US53-1222718
Jurisdiction
MECKLENBURG
Zoning & alternative use
GR · Cornelius, NCZoning GR · permitted uses
GR · Cornelius, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The General Residential District is coded to permit the development of lower density single-family housing. Such development has traditionally been found along the lakefront and in conventional subdivisions.
General category
RESIDENTIAL
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
1984
Heating
NONE
Cooling
Yes
Stories
1
Buildings
7
Rooms
1
Lot
5.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
GR
RESIDENTIAL
Jurisdiction
Cornelius, NC
Recorded code
GR
Official district
GR
Official district profile
What the municipal code says about GR
Zoning description
The General Residential District is coded to permit the development of lower density single-family housing. Such development has traditionally been found along the lakefront and in conventional subdivisions.
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GR in Cornelius, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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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.
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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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