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Property profile & analytics
OFF-MARKET
Estimated value
$6,515,000
Grocery and convenience stores
41 Frst Gate Dr, Pisgah Forest, NC 28768-7929
Entity Owned
5-yr Hold
Free & Clear
Property ID
US53-3036301
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1992
Total area
37,298 SF
Lot
6.22 ac (270,943 SF)
Zoning code
C4
APN
8597-45-7785-000
UPID
US53-3036301
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
-
Primo Water Exchange Big Box & Wholesale Store
-
Coinstar Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.99M
CAP Approach
CAP
$7.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.52M
Owner & transaction history
Ingles Forest Gate Associates LLC · 5 yrs held
Ingles Forest Gate Associates LLC
since 2021
Last sale
$6.3M
5 recorded transactions
Zoning & alternative use
C4 · Pisgah Forest, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pisgah Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pisgah Forest 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
$8,985,000
CAP Approach
CAP Return
Estimation
6%
$7,630,000
6.5%
$7,040,000
7%
$6,540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,765,000
Change: 0% · Conversion: Easy
RESTAURANT
$6,020,000
Change: 0% · Conversion: Easy
WAREHOUSE, STORAGE
$5,545,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$6.52M
Range $5.86M – $7.17M · ±10% · vs last sale $6.25M (May 14 2021)
Last sale anchor
$6.25M
May 14 2021
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
$175 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$40,715
Tax year 2024
Assessed value
$6,748,740
Assessed 2024
Previous assessed
$6,841,740
-1.4% YoY
Effective rate
0.60%
On assessed value
Assessed land
$1,866,000
Assessed improvement
$4,882,740
Land market value
$1,866,000
Improvement market value
$4,882,740
Total market value
$6,748,740
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1992
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Bathrooms
11
Total area
37,298 SF
Lot
6.22 ac (270,943 SF)
Zoning code
C4
APN
8597-45-7785-000
UPID
US53-3036301
Jurisdiction
TRANSYLVANIA
Zoning & alternative use
C4 · Pisgah Forest, NC
Zoning C4 · permitted uses
C4 · Pisgah Forest, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pisgah Forest. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$7.8M
RESTAURANT
Est. value
$6.0M
WAREHOUSE, STORAGE
Est. value
$5.5M
COMMERCIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
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
1992
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Bathrooms
11
Lot
6.22 ac
Current owner
From public records · entity-resolved
Ingles Forest Gate Associates LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 460189, HOUSTON, TX 77056-8189
Ownership since
2021
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
May 14, 2021
$6,250,000
Ingles Forest Gate Associates LLC
S2 Forest Gate Associates LLC
Special Warranty Deed
—
May 14, 2021
—
Ingles Forest Gate Associates LLC
S2 Forest Gate Associates LLC
Intrafamily Transfer
related
—
Jun 26, 2015
$6,057,000
S2 Forest Gate Associates LLC
Cwt Properties LLC
Special Warranty Deed
—
Apr 23, 2009
—
Cwt Properties LLC
Tull Charles W Trust
Warranty Deed
—
Jan 31, 2006
—
Tull,charles W Trust
Tull,charles W & Joann M
Quit Claim 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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