Entity Owned Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2019
Total area
18,316 SF
Lot
3.61 ac (157,252 SF)
Zoning code
PD-CD
APN
4607-16-83-2233
UPID
US53-4893931
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.37M
CAP Approach
CAP
$2.55M
Comparable Approach
Comparable
$4.10M
Blend (final)
Blend
$3.41M
Owner & transaction history
since 2020
Last sale
$3.8M
5 recorded transactions
Zoning & alternative use
PD-CD · Sherrills Ford, NC
Top alternative use upside
Restaurant
$3.9M
+83.9%
Medical building
$3.5M
+62.3%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.41M
Value range
$3.07M – $3.75M
±10% around blend
Estimated value / SF
$186 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$3.07M
blend $3.41M
$3.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
18,316 SF
Lot area
3.61 ac
Year built
2019
APN
4607-16-83-2233
Zoning
PD-CD
Assessed value
$4,600,400
Annual tax
$22,197
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.55M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.76M
@ 6.5% CAP return
$2.55M
@ 7% CAP return
$2.37M
4
Sales comparison
Partial preview
Sales approach indication
$4.10M
Range $954k – $4.10M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.41M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 66 sales
$117
+59%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $186/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+84%
vs current-use indication
Medical Building
Apartment House (5+ Units) · current use
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
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
4.90%
Implied, in-place cap rate for this residential income homes
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.90%
9.0%
NOI (est.)
$263k *
Last sale · Jun 2020
$3.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.36M
Move the market yield to see immediate price impact.
Value / SF
$292
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
4.40%4.90%5.40%
$236k
$5.37M
$4.82M
$4.37M
$263k
$5.97M
$5.36M
$4.86M
$289k
$6.56M
$5.89M
$5.35M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,197
Tax year 2023
Assessed value
$4,600,400
Assessed 2023
Previous assessed
$4,600,400
+0.0% YoY
Effective rate
0.48%
On assessed value
Assessed land
$2,591,700
Assessed improvement
$2,008,700
Land market value
$2,591,700
Improvement market value
$2,008,700
Total market value
$4,600,400
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2019
Heating
HOT WATER
Cooling
CENTRAL
Units
1
Total area
18,316 SF
Lot
3.61 ac (157,252 SF)
Zoning code
PD-CD
APN
4607-16-83-2233
UPID
US53-4893931
Jurisdiction
CATAWBA
Zoning & alternative use
PD-CD · Sherrills Ford, NCZoning PD-CD · permitted uses
PD-CD · Sherrills Ford, 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
2019
Heating
HOT WATER
Cooling
Yes
Units
1
Lot
3.61 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD-CD
Jurisdiction
Sherrills Ford, NC
Recorded code
PD-CD
Ownership Intelligence
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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
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Owner of record and activity signals are derived from public records and modeled classifications.
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