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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Office buildings
53 Sapling Dr, East Flat Rock, NC 28726-2340
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US53-2180525
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
9,318 SF
Lot
15 ac (653,400 SF)
Zoning code
9963175~I
APN
9577758714
UPID
US53-2180525
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
$2.68M
Comparable Approach
Comparable
$2.60M
Blend (final)
Blend
$2.42M
Owner & transaction history
Gould Properties LLC · 18 yrs held
Gould Properties LLC
since 2008
3 recorded transactions
Zoning & alternative use
9963175~I · East Flat Rock, 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 East Flat Rock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Flat Rock 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%
$2,900,000
6.5%
$2,675,000
7%
$2,485,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,780,000
Current use
RETAIL STORES
$1,565,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±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
$260 / 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
Property tax & assessments
Assessed value
$3,343,000
Assessed 2024
Previous assessed
$3,343,000
+0.0% YoY
Assessed land
$1,411,300
Assessed improvement
$1,931,700
Land market value
$1,411,300
Improvement market value
$1,931,700
Total market value
$3,343,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
4
Stories
2
Total area
9,318 SF
Lot
15 ac (653,400 SF)
Zoning code
9963175~I
APN
9577758714
UPID
US53-2180525
Jurisdiction
HENDERSON
Zoning & alternative use
9963175~I · East Flat Rock, NC
Zoning 9963175~I · permitted uses
9963175~I · East Flat Rock, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Flat Rock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING 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
2008
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
4
Lot
15 ac
Current owner
From public records · entity-resolved
Gould Properties LLC
Entity
Mailing address
PO BOX 1005, HENDERSONVILLE, NC 28793-1005
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2018
—
Gould Properties LLC
—
Grant Deed
related
$2,800,000 · First Bk
Feb 7, 2008
$1,000,000
Gould Properties LLC
Moreno,martha G
Warranty Deed
$1,000,000 · Carolina First Bank
Jun 27, 2005
$100,000
Albert M Moreno JR.
Owner Name Unavailable
Grant Deed
—
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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