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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Day care centers
945 Mcarthur Rd, Fayetteville, NC 28311-1921
Individually Owned
17-yr Hold
~
Est. High Equity
Property ID
US53-1369036
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2009
Total area
6,488 SF
Lot
1.14 ac (49,658 SF)
Zoning code
NC
APN
0530-02-0451
UPID
US53-1369036
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
-
Donna Pyle Counseling Crisis Center Medical Clinic
-
Heavenly Haven Child Development Center Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$990k
Owner & transaction history
John W Pyles · 17 yrs held
John W Pyles
since 2008
2 recorded transactions
Zoning & alternative use
NC · Fayetteville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+47.3%
Medical building
$1.1M
+18.1%
Auto repair, garage
$1.1M
+17.3%
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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$925,000
Current use
RESTAURANT
$1,365,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$1,095,000
Change: +18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,085,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$1,030,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$765,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±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
$153 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$10,021
Tax year 2019
Assessed value
$721,806
Assessed 2023
Previous assessed
$721,806
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$138,311
Assessed improvement
$583,495
Land market value
$138,311
Improvement market value
$583,495
Total market value
$721,806
Applied tax rate
1,000.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2009
Heating
NONE
Stories
1
Bathrooms
10
Total area
6,488 SF
Lot
1.14 ac (49,658 SF)
Zoning code
NC
APN
0530-02-0451
UPID
US53-1369036
Jurisdiction
CUMBERLAND
Zoning & alternative use
NC · Fayetteville, NC
Zoning NC · permitted uses
NC · Fayetteville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fayetteville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$925,000
RESTAURANT
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$855,000
RETAIL STORES
Est. value
$765,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2009
Heating
NONE
Stories
1
Bathrooms
10
Lot
1.14 ac
Current owner
From public records · entity-resolved
John W Pyles
Individual
Mailing address
408 SELZNICK PL, FAYETTEVILLE, NC 28311-2613
Ownership since
2008
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 31, 2008
$175,000
John W Pyles
Mclean Thomas R
Warranty Deed
$612,000 · First South Bank
—
—
John W Pyles
—
Deed Of Trust
related
$123,112 · Fayetteville City
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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