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    Waterfront Land Parcel with Shoreline Title is generated by Realmo AI

    16318 Belle Isle Drive, Cornelius, NC 28031

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    Claim this Listing
    For Sale
    $3,499,000

    LAND - Cornelius, NC

    Lot size:
    0.97 Acres
    Added:
    Nov 7, 2025
    Days on Market:
    208
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for 16318 Belle Isle Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    GR
    Exterior features
    Dock - Floating, Storage
    Standard status
    Active
    APN
    001-312-37
    Lot size
    0.97 Acres

    Taxes and HOA fees

    Tax Description
    L43 SEC2 M17-552

    Utilities

    Utilities
    Cable Available
    Water source
    Well
    Water front
    1

    Building Details

    Additional Structures
    Workshop, Storage

    We can help!

    Listing Contact
    Gary Myerscough

    Listing agent Gary Myerscough

    Listing office Lake Norman Realty, Inc. 20117 West Catawba Avenue, NC

    Listing date Nov 7, 2025

    MLS# 4320008 Listing URL

    Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Breathtaking, expansive waterfront views of Lake Norman.
    • Highly desirable location on Lake Norman's most sought‑after address.
    • Almost an acre lot with 200 feet of pristine shoreline.
    • Year‑round deep water access.
    • Located on a private cul‑de‑sac.
    • Includes a floating dock and storage.

    Overview

    This waterfront land parcel offers nearly one acre of buildable space with approximately 200 feet of shoreline and expansive views described as extending for about three miles. The property sits on a private cul-de-sac, giving it a quieter setting for a future custom lakeside estate. The listing also references the option to work with your own builder and architect, including the possibility of maintaining an existing boat house while planning phased improvements.

    The site is located on Lake Norman in Cornelius, NC, and the available frontage is described as providing waterfront access in both the front and back of the home location. Zoning is listed as GR. Prospective buyers considering demolition, redevelopment, or updates are encouraged to review the attached information referenced in the public remarks.

    For buyers looking to design and construct a private lakeside residence, this parcel supports a hands-on approach to layout, architecture, and overall site improvements. The combination of substantial shoreline and the private cul-de-sac location can be especially appealing for those prioritizing direct water presence and a custom, long-term plan. Given the property is being offered for sale as land, it is best suited for buyers and builders ready to proceed with site planning and construction decisions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Gym & Fitness Center Bar & Pub

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cornelius
    County
    Mecklenburg
    State
    North Carolina
    Longitude
    -80.936177
    Latitude
    35.447913

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    FAQs

    What type of property is this?
    Waterfront Land - Nearly one-acre waterfront parcel with about 200 feet of shoreline on a private cul-de-sac in Lake Norman.
    Where is this waterfront land located?
    The property is located at 16318 Belle Isle Drive Cornelius, NC.
    What is the asking price?
    The asking price for this property is $3,499,000.
    What are key features of this property?
    This property features: Breathtaking, expansive waterfront views of Lake Norman.; Highly desirable location on Lake Norman's most sought‑after address.; Almost an acre lot with 200 feet of pristine shoreline.
    (704) 526-8611
    We can help!
    Listing Contact
    Gary Myerscough
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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