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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Grocery and convenience stores
10022 University City Blvd, Charlotte, NC 28213-3622
Entity Owned
3-yr Hold
Free & Clear
Property ID
US53-5826485
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1974
Total area
4,120 SF
Lot
0.89 ac (38,887 SF)
Zoning code
B1
APN
5112207
UPID
US53-5826485
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
-
Nashta Point Restaurant
-
bp Gas Station
-
Ellorian Cigar Shop (Bike/Boat/Book/etc) Store
-
Gazz Godz Dispensary (Bike/Boat/Book/etc) Store
-
DeShields Box Office Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$995k
Owner & transaction history
Shri Giriraj Holdings LLC · 3 yrs held
Shri Giriraj Holdings LLC
since 2023
3 recorded transactions
Zoning & alternative use
B1 · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+21.0%
Retail stores
$1.3M
+8.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,325,000
6.5%
$1,225,000
7%
$1,135,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,230,000
Current use
OFFICE BUILDING
$1,490,000
Change: +21% · Conversion: Moderate
RETAIL STORES
$1,335,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,075,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±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
$242 / 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
$9,259
Tax year 2023
Assessed value
$1,262,300
Assessed 2024
Previous assessed
$1,315,000
-4.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$803,600
Assessed improvement
$458,700
Land market value
$803,600
Improvement market value
$458,700
Total market value
$1,262,300
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1974
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
2
Total area
4,120 SF
Lot
0.89 ac (38,887 SF)
Zoning code
B1
APN
5112207
UPID
US53-5826485
Jurisdiction
MECKLENBURG
Zoning & alternative use
B1 · Charlotte, NC
Zoning B1 · permitted uses
B1 · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charlotte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1974
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
2
Lot
0.89 ac
Current owner
From public records · entity-resolved
Shri Giriraj Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
114 HICKORY HL RD, MOORESVILLE, NC 28117-8086
Ownership since
2023
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
May 5, 2023
—
Shri Giriraj Holdings LLC
Shri Laxmi INC
Special Warranty Deed
—
Mar 17, 2011
—
Shri Laxmi INC
—
Trustees Deed
related
$315,000 · First Citizens Bank & Trust Co
Jul 13, 2005
$475,000
Shri Laxmi INC
Johnson,mark P JR
Warranty 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.
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