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Property profile & analytics
OFF-MARKET
Estimated value
$2,195,000
Hotels
825 Dixon Blvd Shelby, NC 28152-5123
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-2496406
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1963
Total area
22,308 SF
Lot
2.5 ac (108,900 SF)
Zoning code
GB
APN
20446
UPID
US53-2496406
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
Current use
Occupant on record · Public records
-
Americas Best Value Inn Shelby Hotel & Motel
-
Governors Inn Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.98M
CAP Approach
CAP
$2.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.20M
Owner & transaction history
Annpurna INC · 6 yrs held
Annpurna INC
since 2020
Last sale
$2.3M
1 recorded transaction
Zoning & alternative use
GB · Shelby, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The GB business district is established as a district in which to accommodate a wide range of retail business, professional and personal services office and limited wholesale and warehousing uses, areas zoned as GB are generally located on the fringe of the central business district and along major highway corridors, residential uses are permitted at the sam…
Zone name
General Business
General category
COMMERCIAL
Zone area
1,307.36 ac
Source
Realmo
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 Shelby submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shelby 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
$2,715,000
ML approach
$2,975,000
CAP Approach
CAP Return
Estimation
6%
$2,250,000
6.5%
$2,080,000
7%
$1,930,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,940,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,235,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$1,790,000
Change: 0% · Conversion: Difficult
RESTAURANT
$1,615,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$2.20M
Range $1.98M – $2.41M · ±10% · vs last sale $2.25M (Jan 10 2020)
Last sale anchor
$2.25M
Jan 10 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
$98 / 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
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$19,809
Tax year 2024
Assessed value
$1,643,867
Assessed 2023
Previous assessed
$1,643,867
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$544,500
Assessed improvement
$1,099,367
Land market value
$544,500
Improvement market value
$1,099,367
Total market value
$1,643,867
Applied tax rate
6.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1963
Heating
HEAT PUMP
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
22,308 SF
Lot
2.5 ac (108,900 SF)
Zoning code
GB
APN
20446
UPID
US53-2496406
Jurisdiction
CLEVELAND
Zoning & alternative use
GB · Shelby, NCZoning GB · permitted uses
GB · Shelby, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The GB business district is established as a district in which to accommodate a wide range of retail business, professional and personal services office and limited wholesale and warehousing uses, areas zoned as GB are generally located on the fringe of the central business district and along major highway corridors, residential uses are permitted at the same density and according to the same dimensional requirements as the R6 residential district
Zone name
General Business
General category
COMMERCIAL
Zone area
1,307.36 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.2M
RETAIL STORES
Est. value
$1.8M
RESTAURANT
Est. value
$1.6M
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
RESTAURANT
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
1963
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
2
Lot
2.5 ac
Current owner
From public records · entity-resolved
Annpurna INC
Entity
Mailing address
825 W DIXON BLVD, SHELBY, NC 28152-5123
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Annpurna INC
—
Deed Of Trust
related
$550,000 · Fidelity Bk
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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