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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Office buildings
731 Howe St Southport, NC 28461-3459
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-1565044
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,850 SF
Zoning code
BD
APN
237ED030
UPID
US53-1565044
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
$800k
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.11M
Owner & transaction history
Clewis Commercial Properties LLC · 2 yrs held
Clewis Commercial Properties LLC
since 2023
2 recorded transactions
Zoning & alternative use
BD · Southport, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Change of Use or Redevelopment in the BD District A change of use or redevelopment whereby the floor area of the building or parcel is not expanded by greater than 25%. No parking required. Change of use or redevelopment whereby the floor area of the building or parcel is expanded by greater than 25%. Additional parking required shall be calculated based on…
Zone name
Business District
General category
COMMERCIAL
Zone area
234.43 ac
Source
2021 0708 Southport UDO Full
Top alternative use upside
Retail stores
$1.0M
+1.3%
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 Southport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southport 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%
$870,000
6.5%
$800,000
7%
$745,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,020,000
Current use
RETAIL STORES
$1,035,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$288 / 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
$1,004,460
Assessed 2024
Previous assessed
$1,004,460
+0.0% YoY
Assessed land
$570,830
Assessed improvement
$433,630
Land market value
$570,830
Improvement market value
$433,630
Total market value
$1,004,460
Applied tax rate
21.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
3,850 SF
Zoning code
BD
APN
237ED030
UPID
US53-1565044
Jurisdiction
BRUNSWICK
Zoning & alternative use
BD · Southport, NCZoning BD · permitted uses
BD · Southport, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Change of Use or Redevelopment in the BD District A change of use or redevelopment whereby the floor area of the building or parcel is not expanded by greater than 25%. No parking required. Change of use or redevelopment whereby the floor area of the building or parcel is expanded by greater than 25%. Additional parking required shall be calculated based on the increase in square footage in floor area, above the 25% threshold, of the expanded building. All other applicable requirements of this section shall apply. Change of use from a residential to nonresidential use. 50% of the required parking shall be provided. All other applicable requirements of this section shall apply. Change of use from a nonresidential to residential use or the addition of residential uses. Full compliance with residential off-street parking space minimum and all other requirements. Uses Required Parking Residential Uses DWELLING, SINGLE-FAMILY, MANUFACTURED HOME ON SINGLE LOT, MODULAR HOMES Two (2) spaces per dwelling unit. Nonconforming lots within the
Zone name
Business District
General category
COMMERCIAL
Zone area
234.43 ac
Source
2021 0708 Southport UDO Full
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
2
Current owner
From public records · entity-resolved
Clewis Commercial Properties LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1648 N HOWE ST, SOUTHPORT, NC 28461-8904
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 29, 2023
—
Clewis Commercial Properties LLC
George Earl Clewis
Intrafamily Transfer
related
—
Mar 1, 2004
—
George E Clewis
Owner Name Unavailable
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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