Individually Owned Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1982
Total area
13,472 SF
Lot
29.33 ac (1,277,658 SF)
Zoning code
R12MFCD
APN
20949375
UPID
US53-2115324
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.17M
Owner & transaction history
since 2006
4 recorded transactions
Zoning & alternative use
R12MFCD · Charlotte, 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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.17M
Value range
$2.85M – $3.48M
±10% around blend
Estimated value / SF
$235 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$2.85M
blend $3.17M
$3.48M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,472 SF
Lot area
29.33 ac
Year built
1982
Stories
2
APN
20949375
Zoning
R12MFCD
Assessed value
$38,791,100
Annual tax
$284,533
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.51M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.72M
@ 6.5% CAP return
$2.51M
@ 7% CAP return
$2.33M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.17M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 318 sales
$1,438
-84%
County 339 sales
$1,439
-84%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $235/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
Modeled
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: income and sales evidence cover the value conclusion.
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
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$38.79M
Move the market yield to see immediate price impact.
Value / SF
$2,879
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
5.00%7.00%9.00%
$2.44M
$48.88M
$34.91M
$27.15M
$2.72M
$54.31M
$38.79M
$30.17M
$2.99M
$59.74M
$42.67M
$33.19M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$284,533
Tax year 2023
Assessed value
$38,791,100
Assessed 2024
Previous assessed
$46,357,400
-16.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$9,857,900
Assessed improvement
$28,933,200
Land market value
$9,857,900
Improvement market value
$28,933,200
Total market value
$38,791,100
Applied tax rate
8.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1982
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
15
Stories
2
Rooms
5
Total area
13,472 SF
Lot
29.33 ac (1,277,658 SF)
Zoning code
R12MFCD
APN
20949375
UPID
US53-2115324
Jurisdiction
MECKLENBURG
Zoning & alternative use
R12MFCD · Charlotte, NCZoning R12MFCD · permitted uses
R12MFCD · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1982
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
15
Rooms
5
Lot
29.33 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R12MFCD
Jurisdiction
Charlotte, NC
Recorded code
R12MFCD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R12MFCD in Charlotte, NC.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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