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265 S Main St, Davidson, NC 28036
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1901
Total area
3,240 SF
Lot
0.23 ac (10,059 SF)
Zoning code
VCP
APN
701714
UPID
US53-2201897
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Furniture & Home Goods Home Decor Store
-
Accounting Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$890k
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$989k
Blend (final)
Blend
$945k
Owner & transaction history
since 2022
Last sale
$705,000
3 recorded transactions
Zoning & alternative use
VCP · Davidson, NC
Top alternative use upside
Medical building
$1.2M
+8.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 20 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$945k
Value range
$851k – $1.04M
±10% around blend
Estimated value / SF
$292 / SF
Confidence
High
20 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$851k
blend $945k
$1.04M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,240 SF
Lot area
0.23 ac
Year built
1901
Stories
2
APN
701714
Zoning
VCP
Assessed value
$757,200
Annual tax
$5,596
3
Income approach: direct capitalization
Partial preview
Income approach indication
$930k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.01M
@ 6.5% CAP return
$930k
@ 7% CAP return
$865k
4
Sales comparison
Partial preview
Sales approach indication
$753k
Weighted, 20 comps · high confidence
Evidence
20 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 3,009 SF
12.5 mi away · 4,208 SF
19.0 mi away · 2,430 SF
19.8 mi away · 3,078 SF
19.9 mi away · 2,464 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$945k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$333
-12%
Submarket 28 sales
$333
-12%
County 1075 sales
$354
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $292/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+9%
vs current-use indication
Office Building · current use
Retail Stores
Neighborhood: Shopping Center
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 20 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.40%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.40%
9.0%
NOI (est.)
$49k *
Last sale · Apr 2022
$705k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$771k
Move the market yield to see immediate price impact.
Value / SF
$238
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.90%6.40%6.90%
$44k
$753k
$694k
$644k
$49k
$836k
$771k
$715k
$54k
$920k
$848k
$787k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
20 found
High confidence · county-verified
Closest comparable
$475k
6.3 mi · Dec 2025 · $164/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,596
Tax year 2023
Assessed value
$757,200
Assessed 2024
Previous assessed
$757,200
+0.0% YoY
Effective rate
0.74%
On assessed value
Assessed land
$320,600
Assessed improvement
$436,600
Land market value
$320,600
Improvement market value
$436,600
Total market value
$757,200
Applied tax rate
3.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1901
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Bathrooms
3
Total area
3,240 SF
Lot
0.23 ac (10,059 SF)
Zoning code
VCP
APN
701714
UPID
US53-2201897
Jurisdiction
MECKLENBURG
Zoning & alternative use
VCP · Davidson, NCZoning VCP · permitted uses
VCP · Davidson, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1901
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Bathrooms
3
Lot
0.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
VCP
Jurisdiction
Davidson, NC
Recorded code
VCP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for VCP in Davidson, NC.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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