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Property profile & analytics
FOR SALE
Grocery and convenience stores
319 Village Rd NE, Leland, NC 28451
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-1582297
For Sale
1 / 2
$3,187,500
319 Village Rd NE, Leland, NC 28451
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2004
Total area
14,820 SF
Lot
1.84 ac (80,150 SF)
Zoning code
T4O
APN
038AD004
UPID
US53-1582297
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
$4.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.24M
Owner & transaction history
Cow Hollow East LLC · 4 yrs held
Cow Hollow East LLC
since 2022
Last sale
$4.5M
5 recorded transactions
Zoning & alternative use
T4O · Leland, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.3M
+395.1%
Restaurant
$2.6M
+285.1%
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 Leland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leland 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
$3,850,000
ML approach
$4,090,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,335,000
Change: +395% · Conversion: Difficult
RESTAURANT
$2,590,000
Change: +285% · Conversion: Difficult
Blend value · Realmo final
$4.24M
Range $3.81M – $4.66M · ±10% · vs last sale $4.50M (Jan 24 2022)
Last sale anchor
$4.50M
Jan 24 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
$286 / 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
$4,062,200
Assessed 2023
Previous assessed
$2,591,850
+56.7% YoY
Assessed land
$985,750
Assessed improvement
$3,076,450
Land market value
$985,750
Improvement market value
$3,076,450
Total market value
$4,062,200
Applied tax rate
31.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
For Sale
Year built
2004
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
14,820 SF
Lot
1.84 ac (80,150 SF)
Zoning code
T4O
APN
038AD004
UPID
US53-1582297
Jurisdiction
BRUNSWICK
Zoning & alternative use
T4O · Leland, NC
Zoning T4O · permitted uses
T4O · Leland, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Leland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.3M
RESTAURANT
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
2004
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.84 ac
Current owner
From public records · entity-resolved
Cow Hollow East LLC
Entity
Mailing address
PO BOX 475459, SAN FRANCISCO, CA 94147-5459
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2022
$4,500,000
Cow Hollow East LLC
31 Investment LLC
Special Warranty Deed
$2,540,000 · Old Second National Bank
Oct 15, 2018
$4,250,000
3l Investment LLC
Scoros Management LLC
Warranty Deed
—
May 8, 2017
$4,200,000
Scoros Management LLC
Lease Fund I LLC
Special Warranty Deed
$2,940,000 · Capstar Bank
Mar 19, 2015
$4,079,000
Lease Fund I LLC
Laguardia II LLC
Warranty Deed
$3,075,000 · Iberiabank
Mar 4, 2005
$3,547,500
Laguardia II LLC
Leland Of Village Dev Co LLC
Grant Deed
—
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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