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Property profile & analytics
OFF-MARKET
Estimated value
$7,220,000
Office buildings
Davis Waxhaw, NC 28173
Individually Owned
Free & Clear
Property ID
US53-4905326
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Construction
WOOD
Total area
31,576 SF
Lot
242.09 ac (10,545,658 SF)
Zoning code
RA-40 UNION COUNTY
APN
05-126-001 01
UPID
US53-4905326
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.09M
Comparable Approach
Comparable
$7.92M
Blend (final)
Blend
$7.22M
Owner & transaction history
JAARS
JAARS
Zoning & alternative use
RA-40 UNION COUNTY · Waxhaw, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.5M
+123.6%
Retail stores
$8.7M
+69.5%
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 Waxhaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waxhaw 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%
$8,760,000
6.5%
$8,085,000
7%
$7,510,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,160,000
Current use
RESTAURANT
$11,535,000
Change: +124% · Conversion: Moderate
RETAIL STORES
$8,745,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,000,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,960,000
Change: -4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,790,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$7.22M
Range $6.50M – $7.94M · ±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
$229 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$13,668,400
Assessed 2023
Previous assessed
$13,668,400
+0.0% YoY
Assessed land
$1,514,000
Assessed improvement
$12,154,400
Land market value
$1,514,000
Improvement market value
$12,154,400
Total market value
$13,668,400
Applied tax rate
928.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1996
Construction
WOOD
Heating
YES
Cooling
CENTRAL
Buildings
37
Stories
2
Bathrooms
1
Total area
31,576 SF
Lot
242.09 ac (10,545,658 SF)
Zoning code
RA-40 UNION COUNTY
APN
05-126-001 01
UPID
US53-4905326
Jurisdiction
UNION
Zoning & alternative use
RA-40 UNION COUNTY · Waxhaw, NC
Zoning RA-40 UNION COUNTY · permitted uses
RA-40 UNION COUNTY · Waxhaw, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waxhaw. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.2M
RESTAURANT
Est. value
$11.5M
RETAIL STORES
Est. value
$8.7M
AUTO REPAIR, GARAGE
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$5.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1996
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Buildings
37
Bathrooms
1
Lot
242.09 ac
Current owner
From public records · entity-resolved
JAARS
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 248, WAXHAW, NC 28173-0248
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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