Entity Owned Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1987
Total area
6,842 SF
Lot
23.81 ac (1,037,164 SF)
Zoning code
C
APN
19329203
UPID
US53-1144561
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
$635k
CAP Approach
CAP
$790k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$915k
Owner & transaction history
since 2018
7 recorded transactions
Zoning & alternative use
C · Matthews, NC
Zoning description
plans. [formerly 153.201(C)(1) & (2)] F. Following Board of Commissioners approval of a Conditional -Only zoning district, the property shall be identified on the zoning maps by the appropriate Conditional-Only district…
General category
COMMERCIAL
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
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
$915k
Value range
$824k – $1.01M
±10% around blend
Estimated value / SF
$134 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$824k
blend $915k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,842 SF
Lot area
23.81 ac
Year built
1987
Stories
2
APN
19329203
Zoning
C
Assessed value
$62,371,900
Annual tax
$461,303
3
Income approach: direct capitalization
Partial preview
Income approach indication
$790k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$855k
@ 6.5% CAP return
$790k
@ 7% CAP return
$735k
4
Sales comparison
Partial preview
Sales approach indication
$4.87M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.6 mi away · 7,850 SF
17.0 mi away · 8,656 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$915k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 339 sales
$1,439
-91%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $134/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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.10%
Implied, in-place cap rate for this garden apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.10%
9.0%
NOI (est.)
$4.37M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$53.90M
Move the market yield to see immediate price impact.
Value / SF
$7,878
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
7.60%8.10%8.60%
$3.93M
$51.70M
$48.51M
$45.69M
$4.37M
$57.45M
$53.90M
$50.77M
$4.80M
$63.19M
$59.29M
$55.84M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$2.03M
9.7 mi · Dec 2025 · $260/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$461,303
Tax year 2023
Assessed value
$62,371,900
Assessed 2024
Previous assessed
$62,371,900
+0.0% YoY
Effective rate
0.74%
On assessed value
Assessed land
$9,606,100
Assessed improvement
$52,765,800
Land market value
$9,606,100
Improvement market value
$52,765,800
Total market value
$62,371,900
Applied tax rate
19.0000
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
1987
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
38
Stories
2
Rooms
2
Total area
6,842 SF
Lot
23.81 ac (1,037,164 SF)
Zoning code
C
APN
19329203
UPID
US53-1144561
Jurisdiction
MECKLENBURG
Zoning & alternative use
C · Matthews, NCZoning C · permitted uses
C · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
plans. [formerly 153.201(C)(1) & (2)] F. Following Board of Commissioners approval of a Conditional -Only zoning district, the property shall be identified on the zoning maps by the appropriate Conditional-Only district…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1987
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
38
Rooms
2
Lot
23.81 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C
COMMERCIAL
Jurisdiction
Matthews, NC
Recorded code
C
Official district
C
Official district profile
What the municipal code says about C
Zoning description
plans. [formerly 153.201(C)(1) & (2)] F. Following Board of Commissioners approval of a Conditional -Only zoning district, the property shall be identified on the zoning maps by the appropriate Conditional-Only district…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C in Matthews, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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