Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Total area
3,483 SF
Lot
1.86 ac (81,022 SF)
Zoning code
NR
APN
110109
UPID
US53-1374909
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
by Request
CAP Approach
CAP
$1.00M
Comparable Approach
Comparable
$870k
Blend (final)
Blend
$445k
Owner & transaction history
Zoning & alternative use
NR · Cornelius, NC
Zoning description
The Neighborhood Residential (NR) district is coded to preserve a mixture of residential uses at medium densities, along with schools and other civic uses normally found in a residential area. The street and open space d…
General category
CIVIC_INSTITUTIONAL
Top alternative use upside
Medical building
$1.3M
+38.3%
Retail stores
$1.1M
+21.4%
Neighborhood: shopping center
$1.0M
+10.4%
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 18 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$445k
Value range
$401k – $490k
±10% around blend
Estimated value / SF
$128 / SF
Confidence
High
18 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$401k
blend $445k
$490k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,483 SF
Lot area
1.86 ac
Year built
1970
Stories
1
APN
110109
Zoning
NR
Assessed value
$1,742,900
Annual tax
$11,263
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.00M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.09M
@ 6.5% CAP return
$1.00M
@ 7% CAP return
$930k
4
Sales comparison
Partial preview
Sales approach indication
$807k
Weighted, 18 comps · high confidence
Evidence
18 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.1 mi away · 3,009 SF
13.6 mi away · 4,208 SF
18.6 mi away · 4,373 SF
19.2 mi away · 3,186 SF
19.3 mi away · 2,586 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$445k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 69 sales
$261
-51%
Submarket 69 sales
$261
-51%
County 1075 sales
$354
-64%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $128/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+38%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Auto Repair, Garage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 18 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.74M
Move the market yield to see immediate price impact.
Value / SF
$500
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
5.00%7.00%9.00%
$110k
$2.20M
$1.57M
$1.22M
$122k
$2.44M
$1.74M
$1.36M
$134k
$2.68M
$1.92M
$1.49M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
18 found
High confidence · county-verified
Closest comparable
$475k
8.0 mi · Dec 2025 · $164/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,263
Tax year 2023
Assessed value
$1,742,900
Assessed 2024
Effective rate
0.65%
On assessed value
Assessed land
$1,562,500
Assessed improvement
$180,400
Land market value
$1,562,500
Improvement market value
$180,400
Total market value
$1,742,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1970
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
8
Total area
3,483 SF
Lot
1.86 ac (81,022 SF)
Zoning code
NR
APN
110109
UPID
US53-1374909
Jurisdiction
MECKLENBURG
Zoning & alternative use
NR · Cornelius, NCZoning NR · permitted uses
NR · Cornelius, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The Neighborhood Residential (NR) district is coded to preserve a mixture of residential uses at medium densities, along with schools and other civic uses normally found in a residential area. The street and open space d…
General category
CIVIC_INSTITUTIONAL
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
1970
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
8
Lot
1.86 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
NR
CIVIC_INSTITUTIONAL
Jurisdiction
Cornelius, NC
Recorded code
NR
Official district
NR
Official district profile
What the municipal code says about NR
Zoning description
The Neighborhood Residential (NR) district is coded to preserve a mixture of residential uses at medium densities, along with schools and other civic uses normally found in a residential area. The street and open space d…
General category
CIVIC_INSTITUTIONAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for NR 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.
Registration is required before the official district profile is shown.
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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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