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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Garden apartment buildings
10809 Independence Blvd Matthews, NC 28105-4603
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-1448031
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1958
Total area
104,880 SF
Lot
9.85 ac (428,892 SF)
Zoning code
R12
APN
19331108
UPID
US53-1448031
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
$1.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
Ava Matthews LLC · 3 yrs held
Ava Matthews LLC
since 2023
Last sale
$960,000
3 recorded transactions
Zoning & alternative use
R12 · Matthews, NC
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 Matthews submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Matthews 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
$1,060,000
ML approach
$1,165,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±10% · vs last sale $960k (Nov 18 2021)
Last sale anchor
$960k
Nov 18 2021
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
$10 / 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
$54,052
Tax year 2023
Assessed value
$7,308,300
Assessed 2024
Previous assessed
$7,308,300
+0.0% YoY
Effective rate
0.74%
On assessed value
Assessed land
$2,894,000
Assessed improvement
$4,414,300
Land market value
$2,894,000
Improvement market value
$4,414,300
Total market value
$7,308,300
Applied tax rate
19.0000
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
1958
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
3
Bathrooms
1
Total area
104,880 SF
Lot
9.85 ac (428,892 SF)
Zoning code
R12
APN
19331108
UPID
US53-1448031
Jurisdiction
MECKLENBURG
Zoning & alternative use
R12 · Matthews, NCZoning R12 · permitted uses
R12 · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 5
Building & site characteristics
From public records
Year built
1958
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Bathrooms
1
Lot
9.85 ac
Current owner
From public records · entity-resolved
Ava Matthews LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3060 PEACHTREE RD NW STE #960, ATLANTA, GA 30305-2242
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Mar 2, 2023
—
Ava Matthews LLC
Department Of Transportation
Quit Claim Deed
related
—
Nov 18, 2021
$960,000
Ava Matthews LLC
Chaps Holdings LLC
Special Warranty Deed
—
Mar 21, 2019
—
Hhh Land LLC
Chaps Holdings LLC
Quit Claim 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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