Entity Owned Property summary
AI-generated overview
Topsail Way Shopping Center is a retail shopping center located at 965 Old Folkstone Rd in Sneads Ferry, North Carolina. The center supports inline retail space and is configured to accommodate ground-lease and build-to-suit development opportunities, including spaces that range from approximately 1,200 to 20,000 square feet. The property has historically served the Sneads Ferry and North Topsail Beach area and is occupied by tenants including Food Lion, Roses, and Advanced Auto Parts. The center includes plans for additional restaurant and retail uses intended to support the surrounding market.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1986
Total area
29,076 SF
Lot
6.17 ac (268,765 SF)
Zoning code
HB
APN
68150
UPID
US53-1265335
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
-
Restaurant
-
Courier Service Postal Service
-
Grocery & Convenience Store Food Market
-
Auto Parts Store
-
Vacation Rental Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.40M
Blend (final)
Blend
$5.61M
Owner & transaction history
since 2023
Last sale
$6.7M
2 recorded transactions
Zoning & alternative use
HB · Sneads Ferry, NC
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.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.61M
Value range
$5.05M – $6.17M
±10% around blend
Estimated value / SF
$193 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$5.05M
blend $5.61M
$6.17M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
29,076 SF
Lot area
6.17 ac
Year built
1986
Stories
1
APN
68150
Zoning
HB
Assessed value
$4,981,194
Annual tax
$32,627
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
$4.40M
Range $1.26M – $5.22M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.61M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 45 sales
$267
-28%
Submarket 45 sales
$267
-28%
County 417 sales
$155
+24%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $193/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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
from $99/month
from $99/month
Overview
Implied cap rate
3.60%
Implied, in-place cap rate for this other commercial real estate
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 · 3.60%
9.0%
NOI (est.)
$466k *
Last sale · Apr 2023
$6.65M
* 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$12.93M
Move the market yield to see immediate price impact.
Value / SF
$445
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
3.10%3.60%4.10%
$419k
$13.51M
$11.64M
$10.22M
$466k
$15.02M
$12.93M
$11.35M
$512k
$16.52M
$14.22M
$12.49M
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
$32,627
Tax year 2023
Assessed value
$4,981,194
Assessed 2023
Previous assessed
$4,981,194
+0.0% YoY
Effective rate
0.66%
On assessed value
Assessed land
$1,104,750
Assessed improvement
$3,876,444
Land market value
$1,104,750
Improvement market value
$3,876,444
Total market value
$4,981,194
Applied tax rate
1,400.0000
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
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1986
Heating
HOT WATER
Cooling
YES
Stories
1
Total area
29,076 SF
Lot
6.17 ac (268,765 SF)
Zoning code
HB
APN
68150
UPID
US53-1265335
Jurisdiction
ONSLOW
Zoning & alternative use
HB · Sneads Ferry, NCZoning HB · permitted uses
HB · Sneads Ferry, 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
1986
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
6.17 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HB
Jurisdiction
Sneads Ferry, NC
Recorded code
HB
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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