Entity Owned Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2020
Total area
4,560 SF
Lot
1.23 ac (53,579 SF)
Zoning code
HC
APN
221LA01410
UPID
US53-1739726
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gym & Fitness Center
-
Counselor
-
Alternative Medicine Practice Spa & Massage Center
-
Loan Service Bank
-
Take-out & Catering Cafe & Coffee Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$950k
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.06M
Owner & transaction history
since 2020
5 recorded transactions
Zoning & alternative use
HC · Southport, NC
Zoning description
10. HC: Highway Commercial District. A district established for the retailing of durable goods, provision of commercial services to industrial areas, and the provision of services to transients. 11. LI: Light Industrial…
General category
INDUSTRIAL
Top alternative use upside
Retail stores
$1.2M
+1.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.06M
Value range
$954k – $1.17M
±10% around blend
Estimated value / SF
$232 / SF
Confidence
High
9 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
90
$954k
blend $1.06M
$1.17M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,560 SF
Lot area
1.23 ac
Year built
2020
APN
221LA01410
Zoning
HC
Assessed value
$882,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$950k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.03M
@ 6.5% CAP return
$950k
@ 7% CAP return
$880k
4
Sales comparison
Partial preview
Sales approach indication
$1.14M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
20.2 mi away · 3,840 SF
20.5 mi away · 3,356 SF
20.7 mi away · 4,050 SF
20.8 mi away · 4,275 SF
20.9 mi away · 3,868 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.06M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$265
-12%
Submarket 71 sales
$242
-4%
County 127 sales
$226
+3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $232/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+1%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$882k
Move the market yield to see immediate price impact.
Value / SF
$193
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$56k
$1.11M
$794k
$617k
$62k
$1.23M
$882k
$686k
$68k
$1.36M
$970k
$755k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$1.28M
19.5 mi · Mar 2026 · $359/SF
Property tax & assessments
Property tax & assessments
Assessed value
$882,000
Assessed 2023
Previous assessed
$638,010
+38.2% YoY
Assessed land
$145,470
Assessed improvement
$736,530
Land market value
$145,470
Improvement market value
$736,530
Total market value
$882,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2020
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
4,560 SF
Lot
1.23 ac (53,579 SF)
Zoning code
HC
APN
221LA01410
UPID
US53-1739726
Jurisdiction
BRUNSWICK
Zoning & alternative use
HC · Southport, NCZoning HC · permitted uses
HC · Southport, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
10. HC: Highway Commercial District. A district established for the retailing of durable goods, provision of commercial services to industrial areas, and the provision of services to transients. 11. LI: Light Industrial…
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2020
Heating
HEAT PUMP
Cooling
Yes
Lot
1.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
HC
INDUSTRIAL
Jurisdiction
Southport, NC
Recorded code
HC
Official district
HC
Official district profile
What the municipal code says about HC
Zoning description
10. HC: Highway Commercial District. A district established for the retailing of durable goods, provision of commercial services to industrial areas, and the provision of services to transients. 11. LI: Light Industrial…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HC in Southport, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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 5503 Rob Gandy SE Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
