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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Bed & breakfasts
252 Living Waters Ln, Maggie Valley, NC 28751-6102
Entity Owned
3-yr Hold
Free & Clear
Property ID
US53-0749119
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
2002
Total area
2,624 SF
Lot
0.45 ac (19,602 SF)
Zoning code
MC-1
APN
7676-89-6535
UPID
US53-0749119
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
-
Brooksong Bed and Breakfast Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$865k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$850k
Owner & transaction history
Glenfield Drive LLC · 3 yrs held
Glenfield Drive LLC
since 2022
Last sale
$840,000
4 recorded transactions
Zoning & alternative use
MC-1 · Maggie Valley, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$680,000
+85.2%
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 Maggie Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Maggie Valley 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
$985,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$680,000
Change: +85% · Conversion: Difficult
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $840k (Jul 25 2022)
Last sale anchor
$840k
Jul 25 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
$324 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$492,800
Assessed 2023
Previous assessed
$492,800
+0.0% YoY
Assessed land
$94,100
Assessed improvement
$398,700
Land market value
$94,100
Improvement market value
$398,700
Total market value
$492,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
2002
Heating
HEAT PUMP
Cooling
PARTIAL
Stories
2
Bathrooms
8
Total area
2,624 SF
Lot
0.45 ac (19,602 SF)
Zoning code
MC-1
APN
7676-89-6535
UPID
US53-0749119
Jurisdiction
HAYWOOD
Zoning & alternative use
MC-1 · Maggie Valley, NC
Zoning MC-1 · permitted uses
MC-1 · Maggie Valley, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Maggie Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$680,000
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
2002
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Bathrooms
8
Lot
0.45 ac
Current owner
From public records · entity-resolved
Glenfield Drive LLC
Entity
Free & Clear · 3 yrs held
Mailing address
502 UN AVE, KNOXVILLE, TN 37902-2113
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2022
$840,000
Glenfield Drive LLC
Brooksong LLC
Warranty Deed
—
Sep 14, 2018
$461,000
Brooksong LLC
Wagahoft,cletis R & Elizabeth
Warranty Deed
—
—
—
Cletis R Wagahoff
—
Deed Of Trust
related
$393,625 · State Farm Bank Fsb
—
—
Cletis R Wagahoff
—
Deed Of Trust
related
$100,000 · Wells Fargo Bank
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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