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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Office Spaces
45 King St Sylva, NC 28779-3011
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US53-1947954
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1987
Total area
10,740 SF
Lot
1.85 ac (80,586 SF)
Zoning code
R1 RES DIST LOW DENSITY
APN
7641-17-5145
UPID
US53-1947954
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
-
David S. McGuire, DDS Dental Office
-
Laurin Cardwell D.D.S. Cardwell Family Dentistry Sylva NC Dental Office
-
Carole Lilly Massage Alternative Medicine Practice Spa & Massage Center
-
Mountain View Dentistry Dental Office
-
Cardwell Family Dentistry Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.50M
Owner & transaction history
45 King Street LLC · 2 yrs held
45 King Street LLC
since 2024
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
R1 RES DIST LOW DENSITY · Sylva, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.1M
+19.1%
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 Sylva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sylva 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
$1,500,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,735,000
Current use
RETAIL STORES
$2,065,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±10% · vs last sale $1.50M (Jun 7 2024)
Last sale anchor
$1.50M
Jun 7 2024
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
$140 / 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
$3,540
Tax year 2023
Assessed value
$931,600
Assessed 2023
Previous assessed
$931,600
+0.0% YoY
Effective rate
0.38%
On assessed value
Assessed land
$155,400
Assessed improvement
$776,200
Applied tax rate
15.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1987
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Total area
10,740 SF
Lot
1.85 ac (80,586 SF)
Zoning code
R1 RES DIST LOW DENSITY
APN
7641-17-5145
UPID
US53-1947954
Jurisdiction
JACKSON
Zoning & alternative use
R1 RES DIST LOW DENSITY · Sylva, NC
Zoning R1 RES DIST LOW DENSITY · permitted uses
R1 RES DIST LOW DENSITY · Sylva, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sylva. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL) 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
1.85 ac
Current owner
From public records · entity-resolved
45 King Street LLC
Entity
Mailing address
45 KING ST, SYLVA, NC 28779-3011
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Jun 7, 2024
$1,500,000
45 King Street LLC
Mcguire Ilealth Building LLC
Special Warranty Deed
$300,000 · David Mcguire
Dec 15, 2023
—
Jeanne Sweat Mcguire
Mcguire Health Building LLC
Warranty Deed
—
May 26, 2016
—
Mcguire Health Building LLC
Mcguire,david S & Kathy C
Quit Claim Deed
—
Sep 16, 2015
—
David S Mcguire
Mcguire,david S & Kathy C
Quit Claim Deed
—
Oct 25, 2007
—
Mcguire,jeanne S Trust
Mcguire,f Patrick & Jeanne S
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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