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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Office buildings
2514 Cuthbertson Rd 104 Waxhaw, NC 28173-6416
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US53-2524391
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2010
Total area
2,660 SF
Lot
1.45 ac (63,249 SF)
Zoning code
CU C-3 WAXHAW
APN
06-162-023B02
UPID
US53-2524391
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
-
Waxhaw Dental Center Dental Office
-
Young and Polite Children's Dentistry @ Waxhaw Dental Office
-
BreakThrough Physical Therapy Medical Clinic
-
Robinson Orthodontics Dental Office
-
Dr. Dana Clapsaddle Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$667k
Blend (final)
Blend
$610k
Owner & transaction history
Grimes & Phelps Holdings LLC · 14 yrs held
Grimes & Phelps Holdings LLC
since 2012
2 recorded transactions
Zoning & alternative use
CU C-3 WAXHAW · Waxhaw, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$735,000
+69.5%
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 Waxhaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waxhaw 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%
$740,000
6.5%
$680,000
7%
$635,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$435,000
Current use
RETAIL STORES
$735,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$420,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$420,000
Change: -4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$405,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$229 / 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
$6,171
Tax year 2023
Assessed value
$608,000
Assessed 2023
Previous assessed
$608,000
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$179,600
Assessed improvement
$428,400
Land market value
$179,600
Improvement market value
$428,400
Total market value
$608,000
Applied tax rate
528.0000
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
2010
Heating
NONE
Stories
1
Total area
2,660 SF
Lot
1.45 ac (63,249 SF)
Zoning code
CU C-3 WAXHAW
APN
06-162-023B02
UPID
US53-2524391
Jurisdiction
UNION
Zoning & alternative use
CU C-3 WAXHAW · Waxhaw, NCZoning CU C-3 WAXHAW · permitted uses
CU C-3 WAXHAW · Waxhaw, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$435,000
RETAIL STORES
Est. value
$735,000
AUTO REPAIR, GARAGE
Est. value
$420,000
COMMERCIAL (GENERAL)
Est. value
$420,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$405,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2010
Heating
NONE
Stories
1
Lot
1.45 ac
Current owner
From public records · entity-resolved
Grimes & Phelps Holdings LLC
Entity
Mailing address
5831 PHYLISS LN, MINT HILL, NC 28227-9031
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2012
—
Grimes & Phelps Holdings LLC
Cureton Holdings LLC
Warranty Deed
$646,000 · Citizens South Bank
—
—
Grimes & Phelps Holdings LLC
—
Deed Of Trust
related
$498,221 · First Citizens Bk
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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