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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Office buildings
20 Vis Fls Rd, Mills River, NC 28759-6501
Trust Owned
13-yr Hold
Free & Clear
Property ID
US53-1428816
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1902
Total area
3,359 SF
Lot
1.25 ac (54,450 SF)
Zoning code
9971769~MR-MU
APN
9633514019
UPID
US53-1428816
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$666k
Blend (final)
Blend
$605k
Owner & transaction history
First Citizens Bk & Trust Co · 13 yrs held
First Citizens Bk & Trust Co
since 2012
4 recorded transactions
Zoning & alternative use
9971769~MR-MU · Mills River, 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 Mills River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mills River 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$640,000
Current use
RETAIL STORES
$565,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$180 / 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
Property tax & assessments
Assessed value
$548,500
Assessed 2024
Previous assessed
$496,300
+10.5% YoY
Assessed land
$102,500
Assessed improvement
$446,000
Land market value
$102,500
Improvement market value
$446,000
Total market value
$548,500
Applied tax rate
60.0000
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
1902
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
3,359 SF
Lot
1.25 ac (54,450 SF)
Zoning code
9971769~MR-MU
APN
9633514019
UPID
US53-1428816
Jurisdiction
HENDERSON
Zoning & alternative use
9971769~MR-MU · Mills River, NC
Zoning 9971769~MR-MU · permitted uses
9971769~MR-MU · Mills River, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mills River. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$640,000
RETAIL STORES
Est. value
$565,000
OFFICE BUILDING 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
1902
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.25 ac
Current owner
From public records · entity-resolved
First Citizens Bk & Trust Co
Trust
Free & Clear · 13 yrs held
Mailing address
20 VIS FLS RD, MILLS RIVER, NC 28759-6501
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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
Aug 12, 2022
—
Emery Properties Of Wnc LLC
—
Deed
related
$1,472,500 · First Citizens Bank & Trust Co
Mar 13, 2017
—
Emery Properties Of Wnc LLC
—
Deed
related
$344,500 · First Citizens Bank
Nov 9, 2012
$432,200
First Citizens Bk & Trust Co
Budd David G II
Trustees Deed
related
—
May 28, 2004
—
Mountain Properties LLC
Owner Name Unavailable
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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