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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Specialty properties
10709 Kettering Dr Charlotte, NC 28226-4716
Entity Owned
2-yr Hold
Free & Clear
Property ID
US53-1576177
Property profile
Verified
Property type
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Year built
1984
Total area
4,762 SF
Lot
0.58 ac (25,430 SF)
Zoning code
B-4
APN
22119140
UPID
US53-1576177
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
-
St Francis Hospital For Animals Veterinary Clinic
-
Park Cedar Animal Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$925k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$925k
Owner & transaction history
Sandmark Holdings LLC · 2 yrs held
Sandmark Holdings LLC
since 2024
Last sale
$925,000
5 recorded transactions
Zoning & alternative use
B-4 · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+420.2%
Commercial (general)
$825,000
+235.4%
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
$925,000
ML approach
$925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,280,000
Change: +420% · Conversion: Difficult
COMMERCIAL (GENERAL)
$825,000
Change: +235% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $925k (Mar 1 2024)
Last sale anchor
$925k
Mar 1 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
$194 / 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
$9,645
Tax year 2023
Assessed value
$1,272,300
Assessed 2024
Previous assessed
$1,281,800
-0.7% YoY
Effective rate
0.76%
On assessed value
Assessed land
$704,200
Assessed improvement
$568,100
Land market value
$704,200
Improvement market value
$568,100
Total market value
$1,272,300
Applied tax rate
21.0000
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
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Status
Off-Market
Year built
1984
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
4
Total area
4,762 SF
Lot
0.58 ac (25,430 SF)
Zoning code
B-4
APN
22119140
UPID
US53-1576177
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-4 · Charlotte, NCZoning B-4 · permitted uses
B-4 · Charlotte, NC
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
OFFICE BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$825,000
OFFICE BUILDING
COMMERCIAL (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
1984
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
4
Lot
0.58 ac
Current owner
From public records · entity-resolved
Sandmark Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
8807 ROSSLARE VILLAS CT, CHARLOTTE, NC 28226-2681
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2024
$925,000
Sandmark Holdings LLC
Wr Cooper Investments LLC
Special Warranty Deed
—
Oct 10, 2014
$650,000
Wr Cooper Investments LLC
Allen Tate B Trust
Grant Deed
$620,500 · Branch Bk&tr
Jul 8, 1996
—
Tate B S Allen
Allen,tate B S
Quit Claim Deed
related
—
Jun 25, 1996
—
Tate B S Allen
Allen,tate B S
Quit Claim Deed
related
$412,554 · Allen Michele
—
—
Tate B Allen
—
Deed Of Trust
related
$630,000 · Bank Of America
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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