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Property profile & analytics
OFF-MARKET
Estimated value
$7,740,000
Industrial land
20409 Zion Ave Cornelius, NC 28031-8549
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-1333818
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1981
Total area
32,475 SF
Lot
7.68 ac (334,454 SF)
Zoning code
IC
APN
706207
UPID
US53-1333818
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
-
Premier Tool LLC Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.74M
Owner & transaction history
Nr Cornelius Property Owner LP · 4 yrs held
Nr Cornelius Property Owner LP
since 2021
Last sale
$7.3M
6 recorded transactions
Zoning & alternative use
IC · Cornelius, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.7M
+16.8%
Retail stores
$10.3M
+2.5%
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
$8,025,000
ML approach
$8,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$10,055,000
Current use
MEDICAL BUILDING
$11,740,000
Change: +17% · Conversion: Difficult
RETAIL STORES
$10,310,000
Change: +3% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$9,370,000
Change: -7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,905,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$7.74M
Range $6.97M – $8.51M · ±10% · vs last sale $7.25M (Oct 20 2021)
Last sale anchor
$7.25M
Oct 20 2021
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
$238 / 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
$7,531
Tax year 2023
Assessed value
$1,165,500
Assessed 2024
Previous assessed
$2,020,300
-42.3% YoY
Effective rate
0.65%
On assessed value
Assessed land
$1,165,500
Land market value
$1,165,500
Total market value
$1,165,500
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1981
Heating
YES
Cooling
YES
Stories
1
Rooms
1
Total area
32,475 SF
Lot
7.68 ac (334,454 SF)
Zoning code
IC
APN
706207
UPID
US53-1333818
Jurisdiction
MECKLENBURG
Zoning & alternative use
IC · Cornelius, NC
Zoning IC · permitted uses
IC · 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
INDUSTRIAL (GENERAL) Current
Est. value
$10.1M
MEDICAL BUILDING
Est. value
$11.7M
RETAIL STORES
Est. value
$10.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.4M
AUTO REPAIR, GARAGE
Est. value
$8.9M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1981
Heating
YES
Cooling
Yes
Stories
1
Rooms
1
Lot
7.68 ac
Current owner
From public records · entity-resolved
Nr Cornelius Property Owner LP
Entity
Mailing address
1819 WAZEE ST, DENVER, CO 80202-1781
Ownership since
2021
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
Oct 20, 2021
$7,250,000
Nr Cornelius Property Owner LP
Wmhy LLC
Special Warranty Deed
—
Jan 31, 2017
$3,100,000
Wmhy LLC
Maclean Curtis LLC
Special Warranty Deed
—
Nov 4, 2014
$2,860,000
Maclean Curtis LLC
Hoskins Family LLC
Grant Deed
—
Apr 17, 2012
$50,000
Tebrake Corp
Hoskins Family LLC
Grant Deed
—
Dec 27, 2007
—
Hoskins Family LLC
Hoskins,john T & Susan S
Quit Claim Deed
—
Aug 10, 2005
—
John T Hoskins
—
Deed Of Trust
related
$16,253,000 · Hsbc Bank USA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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