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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Office buildings
20525 Main St Cornelius, NC 28031-8460
Entity Owned
3-yr Hold
Property ID
US53-5735136
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1931
Total area
2,746 SF
Lot
0.68 ac (29,626 SF)
Zoning code
NMX
APN
318108
UPID
US53-5735136
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
-
NC Massage School Alternative Medicine Practice Spa & Massage Center
-
Liberty Mutual Car Insurance Financial Advisor Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.04M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$855k
Owner & transaction history
Qld Holdings LLC · 3 yrs held
Qld Holdings LLC
since 2022
Last sale
$805,000
6 recorded transactions
Zoning & alternative use
NMX · Cornelius, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Neighborhood Mixed Use (NMX) district is coded to provide a mix of commercial and residential activities at the function center of neighborhoods. Small-scale multi-family developments may be allowed subject to a conditional zoning change. The NMX District should also encourage infill and redevelopment in established portions of the community and to serve…
Zone name
Neighborhood Mixed Use
General category
MIXED_USE
Zone area
215.11 ac
Source
Realmo
Top alternative use upside
Medical building
$995,000
+38.3%
Retail stores
$870,000
+21.4%
Neighborhood: shopping center
$790,000
+10.4%
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
$1,075,000
ML approach
$1,035,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$720,000
Current use
MEDICAL BUILDING
$995,000
Change: +38% · Conversion: Easy
RETAIL STORES
$870,000
Change: +21% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$790,000
Change: +10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$755,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±10% · vs last sale $805k (Sep 2 2022)
Last sale anchor
$805k
Sep 2 2022
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
$311 / 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
$5,027
Tax year 2023
Assessed value
$778,000
Assessed 2024
Previous assessed
$787,200
-1.2% YoY
Effective rate
0.65%
On assessed value
Assessed land
$485,600
Assessed improvement
$292,400
Land market value
$485,600
Improvement market value
$292,400
Total market value
$778,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1931
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Bathrooms
1
Total area
2,746 SF
Lot
0.68 ac (29,626 SF)
Zoning code
NMX
APN
318108
UPID
US53-5735136
Jurisdiction
MECKLENBURG
Zoning & alternative use
NMX · Cornelius, NCZoning NMX · permitted uses
NMX · Cornelius, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Neighborhood Mixed Use (NMX) district is coded to provide a mix of commercial and residential activities at the function center of neighborhoods. Small-scale multi-family developments may be allowed subject to a conditional zoning change. The NMX District should also encourage infill and redevelopment in established portions of the community and to serve as a transition between adjacent developed single-family uses and higher-intensity non-residential uses.
Zone name
Neighborhood Mixed Use
General category
MIXED_USE
Zone area
215.11 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$720,000
MEDICAL BUILDING
Est. value
$995,000
RETAIL STORES
Est. value
$870,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$790,000
AUTO REPAIR, GARAGE
Est. value
$755,000
OFFICE BUILDING 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
1931
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Bathrooms
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Qld Holdings LLC
Entity
Mailing address
17817 QUIET LK DR, CORNELIUS, NC 28031-7971
Ownership since
2022
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 6, 2022
—
Qld Holdings LLC
—
Deed
related
$334,000 · Carolina Business Capital INC
Sep 2, 2022
$805,000
Qld Holdings LLC
Kristie Hogan
Warranty Deed
$402,500 · First National Bank Of Pennsylvania
Oct 11, 2019
—
Kristie Hogan
Edmund Morgan Sch Of Neuromuscula
Quit Claim Deed
related
—
Nov 6, 2006
—
Edmund Morgan Sch Of Neuromuscula
Morgan,john & Kristie
Quit Claim Deed
$380,000 · Aquesta Bank
Jun 26, 2006
$400,000
John Morgan
Vintage Pathways LLC
Warranty Deed
$340,000 · Suntrust Bank
May 27, 2004
$235,000
Vintage Pathways LLC
Griffith,frances A
Warranty Deed
$211,500 · Central Carolina Bank & Trust
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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