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Property profile & analytics
OFF-MARKET
Office Spaces
189 Grindstaff Cv Rd Sylva, NC 28779-2521
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US53-1006036
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1937
Total area
2,405 SF
Lot
0.37 ac (16,117 SF)
Zoning code
R1A RES DIST LOW DENSITY
APN
7641-08-6942
UPID
US53-1006036
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
-
Shepherd Early Edu & Preschool High School Daycare Center
-
Southwestern Child Development Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mcdonald Family Realty LLC · 2 yrs held
Mcdonald Family Realty LLC
since 2024
Last sale
$370,000
2 recorded transactions
Zoning & alternative use
R1A RES DIST LOW DENSITY · Sylva, 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 Sylva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sylva 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,162
Tax year 2023
Assessed value
$305,890
Assessed 2023
Previous assessed
$305,890
+0.0% YoY
Effective rate
0.38%
On assessed value
Assessed land
$105,540
Assessed improvement
$200,350
Applied tax rate
15.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1937
Heating
BASEBOARD
Cooling
NONE
Stories
2
Bathrooms
2
Total area
2,405 SF
Lot
0.37 ac (16,117 SF)
Zoning code
R1A RES DIST LOW DENSITY
APN
7641-08-6942
UPID
US53-1006036
Jurisdiction
JACKSON
Zoning & alternative use
R1A RES DIST LOW DENSITY · Sylva, NC
Zoning R1A RES DIST LOW DENSITY · permitted uses
R1A RES DIST LOW DENSITY · Sylva, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sylva. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1937
Heating
BASEBOARD
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Mcdonald Family Realty LLC
Entity
Mailing address
1669 E MAIN ST, SYLVA, NC 28779-5815
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2024
$370,000
Mcdonald Family Realty LLC
Southwestern Child Dev Commission I
Warranty Deed
$351,405 · Southstate Bank National Associatio
Dec 30, 2015
$148,000
Southwestern Child Dev Commiss
Sylva Supply Co
Warranty Deed
—
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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