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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Office buildings
416 King St, Hendersonville, NC 28792-5063
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US53-0652181
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
3,272 SF
Lot
0.28 ac (12,197 SF)
Zoning code
9902943~CMU
APN
9568855961
UPID
US53-0652181
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
-
Newpointe Builders Construction Company
-
New Pointe Home Design Studio Hardware & Home Improvement Furniture & Home Goods
-
Packard Cabinetry Of North Carolina Hardware & Home Improvement Kitchen & Bath Showroom
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$389k
Blend (final)
Blend
$625k
Owner & transaction history
Pisgah Land Holdings LLC · 1 yrs held
Pisgah Land Holdings LLC
since 2025
Last sale
$682,500
7 recorded transactions
Zoning & alternative use
9902943~CMU · Hendersonville, 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 Hendersonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hendersonville 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
$535,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$580,000
Current use
RETAIL STORES
$480,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $683k (Mar 31 2025)
Last sale anchor
$683k
Mar 31 2025
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
$191 / 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
$314,600
Assessed 2024
Previous assessed
$314,600
+0.0% YoY
Assessed land
$137,200
Assessed improvement
$177,400
Land market value
$137,200
Improvement market value
$177,400
Total market value
$314,600
Applied tax rate
10.0000
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
1987
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Total area
3,272 SF
Lot
0.28 ac (12,197 SF)
Zoning code
9902943~CMU
APN
9568855961
UPID
US53-0652181
Jurisdiction
HENDERSON
Zoning & alternative use
9902943~CMU · Hendersonville, NC
Zoning 9902943~CMU · permitted uses
9902943~CMU · Hendersonville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hendersonville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$580,000
RETAIL STORES
Est. value
$480,000
OFFICE BUILDING Current
RETAIL STORES
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
1987
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Pisgah Land Holdings LLC
Entity
Mailing address
PO BOX 2388, HENDERSONVILLE, NC 28793-2388
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2025
$5,000
Pisgah Land Holdings LLC
American Ira LLC
Warranty Deed
—
Mar 31, 2025
$682,500
Pisgah Land Holdings LLC
James Gilbert Ayers
Warranty Deed
$549,910 · Park National Bank
Nov 5, 2019
—
James G Ayers
—
Deed
related
$300,000 · First Citizens Bk
Jun 14, 2017
—
James G Ayers
—
Deed
related
$300,000 · First Citizens Bank
Mar 26, 2013
$330,000
James G Ayers
Pauwels,john R & Faith R
Warranty Deed
—
Mar 8, 2013
—
James G Ayers
Pauwels,john R & Faith R
Grant Deed
related
—
Nov 9, 2011
$360,000
John R Pauwels
Ayers,james M & Margaret K
Warranty Deed
$330,000 · James G & Margaret K Ayers
—
—
James G Ayers
—
Deed Of Trust
related
$300,000 · 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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