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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Retail space
21000 Main St Cornelius, NC 28031-8434
Entity Owned
3-yr Hold
Free & Clear
Property ID
US53-0882967
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Total area
1,714 SF
Lot
0.53 ac (22,901 SF)
Zoning code
NMX
APN
705410
UPID
US53-0882967
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
$910k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$699k
Blend (final)
Blend
$830k
Owner & transaction history
Levack Properties LLC · 3 yrs held
Levack Properties LLC
since 2023
Last sale
$835,000
4 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
Commercial (general)
$1.1M
+103.8%
Medical building
$620,000
+13.9%
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
$875,000
ML approach
$910,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$545,000
Current use
COMMERCIAL (GENERAL)
$1,110,000
Change: +104% · Conversion: Easy
MEDICAL BUILDING
$620,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $835k (Jul 28 2023)
Last sale anchor
$835k
Jul 28 2023
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
$484 / 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
$3,028
Tax year 2023
Assessed value
$468,600
Assessed 2024
Previous assessed
$471,000
-0.5% YoY
Effective rate
0.65%
On assessed value
Assessed land
$410,900
Assessed improvement
$57,700
Land market value
$410,900
Improvement market value
$57,700
Total market value
$468,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1946
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
1,714 SF
Lot
0.53 ac (22,901 SF)
Zoning code
NMX
APN
705410
UPID
US53-0882967
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
RETAIL STORES Current
Est. value
$545,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$620,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1946
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
5
Bathrooms
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Levack Properties LLC
Entity
Free & Clear · 3 yrs held
Mailing address
21000 N MAIN ST, CORNELIUS, NC 28031-8434
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jul 28, 2023
$835,000
Levack Properties LLC
Nancy Staples
Special Warranty Deed
—
Apr 4, 2019
—
Nancy Staples
—
Deed
related
$75,000 · Brian Hamilton Ventures LLC
Nov 14, 2017
$150,000
Nancy Staples
Friedman,steven D & Janice E
Warranty Deed
$150,000 · Steven D Friedman
—
—
Nancy Staples
—
Deed Of Trust
related
$75,000 · Brian Hamilton Ventures LLC
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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