Individually Owned Property summary
AI-generated overview
Glendale Studios is a purpose-built multi-tenant studio and small-office building located in the Swannanoa Arts District near Interstates 40 and 240. The property comprises 16 new-construction studio suites with high ceilings and large windows for natural light, totaling approximately 686 to 803 square feet per suite. Six suites are located at ground level with frontage on Glendale Avenue, while 10 suites are accessed from the rear; the building is identified with monument signage on Glendale Avenue and exterior signage indicating suite locations. Each suite includes a private bathroom, a sink, and a storage closet, and the property provides on-site parking with two guaranteed spaces per unit. The suites are designed to be combined to create larger configurations, with potential combined space up to approximately 1,606 square feet. The property is configured for modified gross lease terms in which tenants are responsible for rent and electrical utility costs.
Property profile
Verified
Property type
Breweries
Use group
DISTILLERY, BREWERY, BOTTLING
Year built
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,895 SF
Lot
0.44 ac (19,166 SF)
Zoning code
DEED DATE:04/30/2019 DEED
APN
9658-21-4581-00000
UPID
US53-1759458
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
-
Hair Salon
-
Hair Salon
-
Photography Service (Bike/Boat/Book/etc) Store
-
Photography Service (Bike/Boat/Book/etc) Store
-
Architectural Designer Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.92M
Blend (final)
Blend
$2.92M
Owner & transaction history
since 2019
1 recorded transaction
Zoning & alternative use
DEED DATE:04/30/2019 DEED · Asheville, NC
Top alternative use upside
Commercial (general)
$3.6M
+62.0%
Auto repair, garage
$3.6M
+58.5%
Medical building
$3.1M
+39.6%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.92M
Value range
$2.63M – $3.21M
±10% around blend
Estimated value / SF
$210 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$2.63M
blend $2.92M
$3.21M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,895 SF
Lot area
0.44 ac
Year built
2021
Stories
3
APN
9658-21-4581-00000
Assessed value
$2,183,200
Annual tax
$20,236
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.92M
Range $1.52M – $3.53M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.92M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 21 sales
$162
+30%
County 43 sales
$160
+31%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $210/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+62%
vs current-use indication
Auto Repair, Garage
Medical Building
Retail Stores
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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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$2.18M
Move the market yield to see immediate price impact.
Value / SF
$157
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%
$138k
$2.75M
$1.96M
$1.53M
$153k
$3.06M
$2.18M
$1.70M
$168k
$3.36M
$2.40M
$1.87M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$20,236
Tax year 2024
Assessed value
$2,183,200
Assessed 2024
Previous assessed
$2,183,200
+0.0% YoY
Effective rate
0.93%
On assessed value
Land market value
$113,300
Improvement market value
$2,069,900
Total market value
$2,183,200
Applied tax rate
7.0000
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
Breweries
Use group
DISTILLERY, BREWERY, BOTTLING
Status
Off-Market
Year built
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Total area
13,895 SF
Lot
0.44 ac (19,166 SF)
Zoning code
DEED DATE:04/30/2019 DEED
APN
9658-21-4581-00000
UPID
US53-1759458
Jurisdiction
BUNCOMBE
Zoning & alternative use
DEED DATE:04/30/2019 DEED · Asheville, NCZoning DEED DATE:04/30/2019 DEED · permitted uses
DEED DATE:04/30/2019 DEED · Asheville, 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
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Lot
0.44 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
DEED DATE:04/30/2019 DEED
Jurisdiction
Asheville, NC
Recorded code
DEED DATE:04/30/2019 DEED
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for DEED DATE:04/30/2019 DEED in Asheville, NC.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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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.
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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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