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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Investment properties
721 Anderson Blvd Topsail Beach, NC 28445
Entity Owned
6-yr Hold
Free & Clear
Property ID
US53-2298112
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Total area
2,688 SF
Lot
0.09 ac (3,920 SF)
Zoning code
B-1
APN
4212-37-8178-0000
UPID
US53-2298112
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$735k
Owner & transaction history
721 South Anderson LLC · 6 yrs held
721 South Anderson LLC
since 2020
Last sale
$850,000
2 recorded transactions
Zoning & alternative use
B-1 · Topsail Beach, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
B-1 general business district. The general business district is established as a district in which the principal use of the land is for commercial, mixed-use, two-family residential, and service uses for the surrounding residential community. In promoting the general purposes of this article, the specific intent of this district is to: (1) Encourage the cons…
Zone name
General Business
General category
MIXED_USE
Zone area
19.81 ac
Source
Code of Ordinances
Top alternative use upside
Office building
$815,000
+111.8%
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 Topsail Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Topsail Beach 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$815,000
Change: +112% · Conversion: Easy
Blend value · Realmo final
$735k
Range $662k – $809k · ±10% · vs last sale $850k (Jul 13 2020)
Last sale anchor
$850k
Jul 13 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
$273 / 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
$65,389
Assessed 2023
Previous assessed
$65,389
+0.0% YoY
Assessed land
$25,616
Assessed improvement
$39,773
Land market value
$25,616
Improvement market value
$39,773
Total market value
$65,389
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1945
Heating
NONE
Stories
1
Rooms
7
Bathrooms
2
Total area
2,688 SF
Lot
0.09 ac (3,920 SF)
Zoning code
B-1
APN
4212-37-8178-0000
UPID
US53-2298112
Jurisdiction
PENDER
Zoning & alternative use
B-1 · Topsail Beach, NCZoning B-1 · permitted uses
B-1 · Topsail Beach, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
B-1 general business district. The general business district is established as a district in which the principal use of the land is for commercial, mixed-use, two-family residential, and service uses for the surrounding residential community. In promoting the general purposes of this article, the specific intent of this district is to: (1) Encourage the construction of and the continued use of the land for commercial, mixed-use, two-family residential, and service uses. (2) Provide for the orderly expansion of such uses within the general business district, as designated on the zoning map. (3) Permit a concentrated, intensive development of the permitted uses while maintaining a substantial relationship between the intensity of land use and the capacity of utilities and streets. (4) Discourage the continuance of existing uses that would not be permitted as new uses under the provision of this district. (5) Allow accessory dwelling units. (e)
Zone name
General Business
General category
MIXED_USE
Zone area
19.81 ac
Source
Code of Ordinances
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$815,000
OFFICE BUILDING
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
1945
Heating
NONE
Stories
1
Rooms
7
Bathrooms
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
721 South Anderson LLC
Entity
Free & Clear · 6 yrs held
Mailing address
2719 GRAVES DR STE #21, GOLDSBORO, NC 27534-4550
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
Jul 13, 2020
$850,000
721 South Anderson LLC
Annemarie Ferguson
Grant Deed
—
Apr 30, 2019
—
Annemarie Ferguson
Godwin,mary G
Warranty Deed
related
—
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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