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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Office buildings
5515 Hendersonville Rd, Fletcher, NC 28732-6616
Entity Owned
1-yr Hold
Free & Clear
Property ID
US53-2833166
Property summary
AI-generated overview
This exceptional investment opportunity presents a single-tenant, 5,501 square foot Class A office building located at 5515 Hendersonville Road, Fletcher, NC 28732. The property, built in 2004, sits on a 0.78-acre lot and is zoned C1, allowing for versatile commercial use. Currently boasting 100% occupancy with a net lease in place, this building offers immediate income potential with a 6.45% cap rate and a price per square foot of $272.50. The asking price is $1,499,000. The single-story building is perfectly suited for its current tenant, Heartland Veterinary Partners, a rapidly expanding national veterinary organization. This prime location in Fletcher offers excellent visibility, situated directly across from a new Ingles grocery store and a quarter-mile from the new Tap Root subdivision, ensuring high traffic and strong tenant appeal. The property's well-maintained condition and strong tenant history make it an attractive addition to any investment portfolio. The property's APN is 9652320051. This is a rare opportunity to acquire a high-performing, net-leased asset in a thriving market.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
4,314 SF
Lot
0.78 ac (33,977 SF)
Zoning code
1015438~C-1
APN
9652320051
UPID
US53-2833166
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
-
Fletcher Animal Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$745k
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
$997k
Blend (final)
Blend
$980k
Owner & transaction history
Lighthouses LLC · 1 yrs held
Lighthouses LLC
since 2025
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
1015438~C-1 · Fletcher, 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 Fletcher submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fletcher 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
$735,000
ML approach
$745,000
CAP Approach
CAP Return
Estimation
6%
$1,340,000
6.5%
$1,240,000
7%
$1,150,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$825,000
Current use
RETAIL STORES
$725,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $1.29M (Oct 27 2024)
Last sale anchor
$1.29M
Oct 27 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
$227 / 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
$922,500
Assessed 2024
Previous assessed
$974,100
-5.3% YoY
Assessed land
$271,800
Assessed improvement
$650,700
Land market value
$271,800
Improvement market value
$650,700
Total market value
$922,500
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
2004
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
3
Stories
2
Total area
4,314 SF
Lot
0.78 ac (33,977 SF)
Zoning code
1015438~C-1
APN
9652320051
UPID
US53-2833166
Jurisdiction
HENDERSON
Zoning & alternative use
1015438~C-1 · Fletcher, NC
Zoning 1015438~C-1 · permitted uses
1015438~C-1 · Fletcher, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fletcher. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$825,000
RETAIL STORES
Est. value
$725,000
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
2004
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
3
Lot
0.78 ac
Current owner
From public records · entity-resolved
Lighthouses LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1876 ARCHER GRV SCHOOL RD, ATHENS, GA 30607-2810
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2025
$1,286,000
Lighthouses LLC
Vet Partners LLC
Deed
related
—
Jun 30, 2021
$550,000
Vet Partners LLC
Galligan Holdings LLC
Special Warranty Deed
—
Nov 29, 2012
—
Galligan Holdings LLC
Fletcher Animal Hospital Pa
Warranty 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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