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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Breweries
946 Patton Ave Asheville, NC 28806-3675
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-4891360
Property profile
Verified
Property type
Breweries
Use group
DISTILLERY, BREWERY, BOTTLING
Year built
2018
Total area
11,019 SF
Lot
1.69 ac (73,616 SF)
Zoning code
DEED DATE:08/11/2017 DEED
APN
9638-37-6778-00000
UPID
US53-4891360
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
-
Chipotle Mexican Grill Restaurant
-
Starbucks Cafe & Coffee Shop
-
Stanton Optical Physician
-
My eyelab Eye Care Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$2.80M
Owner & transaction history
Phoenix Real Estate LLC · 8 yrs held
Phoenix Real Estate LLC
since 2017
2 recorded transactions
Zoning & alternative use
DEED DATE:08/11/2017 DEED · Asheville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+131.8%
Auto repair, garage
$2.8M
+58.5%
Medical building
$2.5M
+39.6%
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 Asheville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Asheville 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
DISTILLERY, BREWERY, BOTTLING
$1,780,000
Current use
RESTAURANT
$4,130,000
Change: +132% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,825,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$2,485,000
Change: +40% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,355,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$2,220,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$2,125,000
Change: +19% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,895,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±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
$254 / 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
$28,777
Tax year 2024
Assessed value
$2,785,500
Assessed 2024
Previous assessed
$2,785,500
+0.0% YoY
Effective rate
1.03%
On assessed value
Land market value
$1,914,000
Improvement market value
$871,500
Total market value
$2,785,500
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
Breweries
Use group
DISTILLERY, BREWERY, BOTTLING
Status
Off-Market
Year built
2018
Heating
NONE
Stories
2
Total area
11,019 SF
Lot
1.69 ac (73,616 SF)
Zoning code
DEED DATE:08/11/2017 DEED
APN
9638-37-6778-00000
UPID
US53-4891360
Jurisdiction
BUNCOMBE
Zoning & alternative use
DEED DATE:08/11/2017 DEED · Asheville, NC
Zoning DEED DATE:08/11/2017 DEED · permitted uses
DEED DATE:08/11/2017 DEED · Asheville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Asheville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
DISTILLERY, BREWERY, BOTTLING Current
Est. value
$1.8M
RESTAURANT
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
DISTILLERY, BREWERY, BOTTLING Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2018
Heating
NONE
Stories
2
Lot
1.69 ac
Current owner
From public records · entity-resolved
Phoenix Real Estate LLC
Entity
Mailing address
416 STONE HVN DR, WAYNESVILLE, NC 28786-5980
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Aug 11, 2017
$300,000
Phoenix Real Estate LLC
Mountain Star Properties LLC
Trustees Deed
$2,750,000 · Wells Fargo Bk
Mar 31, 2016
$2,100,000
Mountain Star Properties LLC
Commissioner Of Buncombe County|roberts,orva L & B
Trustees Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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