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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Day care centers
2115 Butler Brg Rd Mills River, NC 28759-3830
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-5036625
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1968
Total area
2,722 SF
Lot
0.48 ac (20,909 SF)
Zoning code
802866~MR-NC
APN
9642229349
UPID
US53-5036625
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
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$750k
Owner & transaction history
Boyd L Hyder · 1 yrs held
Boyd L Hyder
since 2024
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
802866~MR-NC · Mills River, NC
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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $750k (Aug 26 2024)
Last sale anchor
$750k
Aug 26 2024
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
$276 / 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
$339,300
Assessed 2024
Previous assessed
$339,300
+0.0% YoY
Assessed land
$57,200
Assessed improvement
$282,100
Land market value
$57,200
Improvement market value
$282,100
Total market value
$339,300
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1968
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
2,722 SF
Lot
0.48 ac (20,909 SF)
Zoning code
802866~MR-NC
APN
9642229349
UPID
US53-5036625
Jurisdiction
HENDERSON
Zoning & alternative use
802866~MR-NC · Mills River, NCZoning 802866~MR-NC · permitted uses
802866~MR-NC · Mills River, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
§ 154.025 USE DISTRICTS.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$555,000
COMMERCIAL (GENERAL)
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
1968
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Boyd L Hyder
Individual
Mailing address
163 PUNCHEON CP CRK RD, HENDERSONVILLE, NC 28792-8738
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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 26, 2024
—
Boyd L Hyder
Appalachian Development Company LLC
Warranty Deed
$525,000 · Appalachian Development Company LLC
Feb 25, 2021
$200,000
Appalachian Development Company LLC
William R Goacher
Warranty Deed
$250,000 · William Goacher
Nov 17, 2010
$109,000
Goacher,william R
Macon Bank INC
Grant Deed
$87,200 · Macon Bk
Jan 28, 2010
$112,000
Macon Bk
Raintree Realty & Const
Trustees 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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