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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Industrial properties
4475 Morris Park Dr Ste A Mint Hill, NC 28227-8260
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US53-1623036
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1984
Total area
2,030 SF
Lot
5.01 ac (218,192 SF)
Zoning code
BD
APN
13530126
UPID
US53-1623036
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
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$460k
Blend (final)
Blend
$520k
Owner & transaction history
Brightflow Holdings LLC · 1 yrs held
Brightflow Holdings LLC
since 2025
Last sale
$510,000
7 recorded transactions
Zoning & alternative use
BD · Mint Hill, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
PowerPoint Presentation
Top alternative use upside
Medical building
$820,000
+78.8%
Retail stores
$655,000
+43.7%
Office building
$640,000
+39.4%
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 Mint Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mint Hill 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
$565,000
ML approach
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$460,000
Current use
MEDICAL BUILDING
$820,000
Change: +79% · Conversion: Difficult
RETAIL STORES
$655,000
Change: +44% · Conversion: Moderate
OFFICE BUILDING
$640,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$605,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$530,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $510k (Apr 13 2021)
Last sale anchor
$510k
Apr 13 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
$256 / 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
$1,375
Tax year 2023
Assessed value
$196,900
Assessed 2024
Previous assessed
$196,900
+0.0% YoY
Effective rate
0.70%
On assessed value
Assessed improvement
$196,900
Improvement market value
$196,900
Total market value
$196,900
Applied tax rate
17.0000
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
1984
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
1
Total area
2,030 SF
Lot
5.01 ac (218,192 SF)
Zoning code
BD
APN
13530126
UPID
US53-1623036
Jurisdiction
MECKLENBURG
Zoning & alternative use
BD · Mint Hill, NCZoning BD · permitted uses
BD · Mint Hill, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PowerPoint Presentation
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$460,000
MEDICAL BUILDING
Est. value
$820,000
RETAIL STORES
Est. value
$655,000
OFFICE BUILDING
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$605,000
AUTO REPAIR, GARAGE
Est. value
$530,000
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1984
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
1
Lot
5.01 ac
Current owner
From public records · entity-resolved
Brightflow Holdings LLC
Entity
Mailing address
13732 THOMPSON PL DR, MINT HILL, NC 28227-6530
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
Apr 8, 2025
$695,000
Brightflow Holdings LLC
Lighthouse 27 LLC
Warranty Deed
$660,060 · First Citizens Bank & Trust Co
Apr 13, 2021
$510,000
Lighthouse 27 LLC
Izco INC
Warranty Deed
$458,500 · Us Bank NA
Dec 12, 2016
—
Izco INC
—
Deed
related
$216,000 · Branch Bk&tr
Oct 15, 2008
$234,000
Izco INC
Donald Tracy Shaw
Warranty Deed
$319,000 · American Community Bank
Jul 30, 1998
$170,000
Donald Tracy Shaw
Shaw,donald Trac
Grant Deed
related
—
Feb 1, 1994
$150,000
Bobbie S Compton
Unknown
Grant Deed
—
—
—
Izco INC
—
Deed Of Trust
related
$222,000 · Branch Banking & Trust Co
—
—
Izco INC
—
Deed Of Trust
related
$216,000 · Branch Bk&tr
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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