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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Office buildings
450 Academy St, Mooresville, NC 28115
Entity Owned
6-yr Hold
Free & Clear
Property ID
US53-2318733
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,250 SF
Lot
2.76 ac (120,226 SF)
Zoning code
DE
APN
4657-80-8310.000
UPID
US53-2318733
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
$1.95M
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.60M
Owner & transaction history
Tds Broadband Service LLC · 6 yrs held
Tds Broadband Service LLC
since 2020
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
DE · Mooresville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.9M
+72.1%
Restaurant
$1.5M
+33.9%
Medical building
$1.2M
+7.9%
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 Mooresville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mooresville 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
$2,150,000
ML approach
$1,950,000
CAP Approach
CAP Return
Estimation
6%
$1,950,000
6.5%
$1,800,000
7%
$1,670,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,130,000
Current use
INDUSTRIAL (GENERAL)
$1,945,000
Change: +72% · Conversion: Difficult
RESTAURANT
$1,515,000
Change: +34% · Conversion: Moderate
MEDICAL BUILDING
$1,220,000
Change: +8% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,085,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±10% · vs last sale $1.47M (Jan 3 2020)
Last sale anchor
$1.47M
Jan 3 2020
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
$5,364
Tax year 2023
Assessed value
$471,140
Assessed 2023
Previous assessed
$425,230
+10.8% YoY
Effective rate
1.14%
On assessed value
Assessed land
$282,620
Assessed improvement
$188,520
Land market value
$282,620
Improvement market value
$188,520
Total market value
$471,140
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
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
NONE
Stories
1
Rooms
25
Bathrooms
4
Total area
6,250 SF
Lot
2.76 ac (120,226 SF)
Zoning code
DE
APN
4657-80-8310.000
UPID
US53-2318733
Jurisdiction
IREDELL
Zoning & alternative use
DE · Mooresville, NC
Zoning DE · permitted uses
DE · Mooresville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mooresville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
Yes
Stories
1
Rooms
25
Bathrooms
4
Lot
2.76 ac
Current owner
From public records · entity-resolved
Tds Broadband Service LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 2629, ADDISON, TX 75001-2629
Ownership since
2020
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
Jan 3, 2020
—
Tds Broadband Service LLC
Town Of Mooresville
Grant Deed
related
—
Dec 19, 2007
$1,470,500
Town Of Mooresville
Time Warner Ny Cable LLC
Grant Deed
$80,000,000 · Mooresville Public Facilities
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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