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Property profile & analytics
OFF-MARKET
Estimated value
$63,500,000
Garden apartment buildings
10020 Madison Sq Pl, Charlotte, NC 28216-4384
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-3860490
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2012
Total area
30,383 SF
Lot
2.41 ac (104,849 SF)
APN
2529132
UPID
US53-3860490
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
$63.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$73.89M
Blend (final)
Blend
$63.50M
Owner & transaction history
Rex Holdings I LLC · 1 yrs held
Rex Holdings I LLC
since 2024
Last sale
$63.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$75.7M
+26.7%
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 Charlotte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlotte 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
$63,500,000
ML approach
$63,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$59,760,000
Current use
INDUSTRIAL (GENERAL)
$75,710,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$63.50M
Range $57.15M – $69.85M · ±10% · vs last sale $63.50M (Dec 31 2024)
Last sale anchor
$63.50M
Dec 31 2024
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
$2,090 / 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
Tax billed
$162,333
Tax year 2023
Assessed value
$22,131,300
Assessed 2024
Previous assessed
$23,095,200
-4.2% YoY
Effective rate
0.73%
On assessed value
Assessed land
$1,270,100
Assessed improvement
$20,861,200
Land market value
$1,270,100
Improvement market value
$20,861,200
Total market value
$22,131,300
Applied tax rate
8.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2012
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
3
Total area
30,383 SF
Lot
2.41 ac (104,849 SF)
APN
2529132
UPID
US53-3860490
Jurisdiction
MECKLENBURG
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$59.8M
INDUSTRIAL (GENERAL)
Est. value
$75.7M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
2012
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
3
Lot
2.41 ac
Current owner
From public records · entity-resolved
Rex Holdings I LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4890 W KENNEDY BLVD STE #240, TAMPA, FL 33609-2587
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
$63,500,000
Rex Holdings I LLC
The District Al LP
Special Warranty Deed
—
Feb 10, 2014
—
Madison Square Apartments Ten 10 Ll
Northlake Residential Associates Ll
Deed
—
Feb 10, 2014
$38,315,000
Madison Sq Apartments-ten10
Northlake Residl Assocs LLC
Grant Deed
related
—
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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