Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,190,000
Manufacturing properties
431 Simpson SW St Conover, NC 28613-8205
Entity Owned
Free & Clear
Property ID
US53-2104619
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1975
Total area
116,600 SF
Lot
13.88 ac (604,613 SF)
Zoning code
M-1
APN
3732-18-31-7012
UPID
US53-2104619
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
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$766k
Blend (final)
Blend
$1.19M
Owner & transaction history
Vanguard Furniture Co INC
Vanguard Furniture Co INC
since 2025
5 recorded transactions
Zoning & alternative use
M-1 · Conover, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is reserved to provide areas for manufacturing as a primary use and other ancillary, smaller scale commercial uses. These ancillary uses should not interfere with the growth or operation of the manufacturing community. It is not intended to permit in this district any use which is inherently obnoxious to urban areas because of noise, odors, smo…
Zone name
General Manufacturing
General category
INDUSTRIAL
Zone area
2,672.04 ac
Source
Realmo
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 Conover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conover 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
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.19M
Range $1.07M – $1.31M · ±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
$10 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$17,580
Tax year 2023
Assessed value
$2,233,200
Assessed 2023
Previous assessed
$2,233,200
+0.0% YoY
Effective rate
0.79%
On assessed value
Assessed land
$256,900
Assessed improvement
$1,976,300
Land market value
$256,900
Improvement market value
$1,976,300
Total market value
$2,233,200
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1975
Heating
HOT WATER
Cooling
CENTRAL
Stories
2
Units
1
Total area
116,600 SF
Lot
13.88 ac (604,613 SF)
Zoning code
M-1
APN
3732-18-31-7012
UPID
US53-2104619
Jurisdiction
CATAWBA
Zoning & alternative use
M-1 · Conover, NCZoning M-1 · permitted uses
M-1 · Conover, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is reserved to provide areas for manufacturing as a primary use and other ancillary, smaller scale commercial uses. These ancillary uses should not interfere with the growth or operation of the manufacturing community. It is not intended to permit in this district any use which is inherently obnoxious to urban areas because of noise, odors, smoke, light, dust, or the use of dangerous materials.
Zone name
General Manufacturing
General category
INDUSTRIAL
Zone area
2,672.04 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1975
Heating
HOT WATER
Cooling
Yes
Stories
2
Units
1
Lot
13.88 ac
Current owner
From public records · entity-resolved
Vanguard Furniture Co INC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 2187, HICKORY, NC 28603-2187
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2025
—
Vanguard Furniture Co INC
Vanguard Furniture Co INC
Deed
related
—
Nov 27, 2017
—
Vanguard Furniture Co INC
—
Deed
related
—
Nov 24, 2010
—
Vanguard Furniture Co INC
—
Deed Of Trust
related
$4,300,000 · Home Loan & Investment Bank Fs
—
—
Vanguard Furniture Co INC
—
Deed Of Trust
related
$14,525,000 · Suntrust Bk
—
—
Vanguard Furniture Co INC
—
Loan Modification
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 431 Simpson SW St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
