Entity Owned 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
Current use
Occupant on record · Public records
-
Veterinary Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$745k
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
$997k
Blend (final)
Blend
$735k
Owner & transaction history
since 2025
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
1015438~C-1 · Fletcher, NC
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$735k
Value range
$662k – $809k
±10% around blend
Estimated value / SF
$170 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
$662k
blend $735k
$809k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,314 SF
Lot area
0.78 ac
Year built
2004
Stories
2
APN
9652320051
Zoning
1015438~C-1
Assessed value
$922,500
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.24M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.34M
@ 6.5% CAP return
$1.24M
@ 7% CAP return
$1.15M
4
Sales comparison
Partial preview
Sales approach indication
$718k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 3,816 SF
7.3 mi away · 5,520 SF
8.0 mi away · 4,497 SF
10.6 mi away · 3,900 SF
12.4 mi away · 5,258 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$735k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 94 sales
$191
-11%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $170/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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 · 6 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$1.29M
Move the market yield to see immediate price impact.
Value / SF
$298
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%
$81k
$1.62M
$1.16M
$900k
$90k
$1.80M
$1.29M
$1.00M
$99k
$1.98M
$1.41M
$1.10M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$650k
2.6 mi · Dec 2025 · $159/SF
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
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
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, NCZoning 1015438~C-1 · permitted uses
1015438~C-1 · Fletcher, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
2004
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
3
Lot
0.78 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
1015438~C-1
Jurisdiction
Fletcher, NC
Recorded code
1015438~C-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 1015438~C-1 in Fletcher, NC.
What opens after registration
Zoning profile
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.
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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.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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