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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Hotels
428 College Ave Boiling Springs, NC 28017
Entity Owned
Absentee Owner
Property ID
US53-2695848
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2005
Total area
28,672 SF
Lot
3 ac (130,854 SF)
Zoning code
B1
APN
58386
UPID
US53-2695848
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.60M
Owner & transaction history
Spring Inn Vestors LLC
Spring Inn Vestors LLC
2 recorded transactions
Zoning & alternative use
B1 · Boiling Springs, 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 Boiling Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boiling Springs 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,460,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$2,305,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$2,035,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,420,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±10%
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
$56 / 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
$17,863
Tax year 2024
Assessed value
$1,642,541
Assessed 2023
Previous assessed
$1,642,541
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$153,530
Assessed improvement
$1,489,011
Land market value
$153,530
Improvement market value
$1,489,011
Total market value
$1,642,541
Applied tax rate
2.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2005
Heating
HEAT PUMP
Cooling
AC.PACKAGE
Stories
2
Total area
28,672 SF
Lot
3 ac (130,854 SF)
Zoning code
B1
APN
58386
UPID
US53-2695848
Jurisdiction
CLEVELAND
Zoning & alternative use
B1 · Boiling Springs, NCZoning B1 · permitted uses
B1 · Boiling Springs, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.5M
RETAIL STORES
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.4M
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
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
2005
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Lot
3 ac
Current owner
From public records · entity-resolved
Spring Inn Vestors LLC
Entity
Mailing address
1661 S LAFAYETTE ST, SHELBY, NC 28152-7152
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Spring Inn Vestors LLC
—
Deed Of Trust
related
$950,000 · Alliance Bank & Trust Co
—
—
Spring Inn Vestors LLC
—
Deed Of Trust
related
$550,000 · 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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