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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Office Spaces
10816 Black Dog Lnc Charlotte, NC 28214-1478
Trust Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-5593624
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2005
Total area
3,840 SF
Lot
1.06 ac (46,261 SF)
Zoning code
NS
APN
2312241
UPID
US53-5593624
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
$1.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.11M
Blend (final)
Blend
$1.96M
Owner & transaction history
Gerald K Bakalyan Living Trust · 3 yrs held
Gerald K Bakalyan Living Trust
since 2022
6 recorded transactions
Zoning & alternative use
NS · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the Neighborhood Services District (NS) is to encourage and accommodate the development and continued existence of mixed use districts, which provide a focus for neighborhood retail and service activities
Zone name
Neighborhood Services District
General category
MIXED_USE
Zone area
738.10 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$2.7M
+90.9%
Medical building
$1.6M
+11.4%
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
$1,890,000
ML approach
$1,875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,390,000
Current use
COMMERCIAL (GENERAL)
$2,650,000
Change: +91% · Conversion: Easy
MEDICAL BUILDING
$1,550,000
Change: +11% · Conversion: Easy
RETAIL STORES
$1,245,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±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
$510 / 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
Assessed value
$1,064,000
Assessed 2024
Previous assessed
$1,064,000
+0.0% YoY
Assessed improvement
$1,064,000
Improvement market value
$1,064,000
Total market value
$1,064,000
Applied tax rate
7.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2005
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
3,840 SF
Lot
1.06 ac (46,261 SF)
Zoning code
NS
APN
2312241
UPID
US53-5593624
Jurisdiction
MECKLENBURG
Zoning & alternative use
NS · Charlotte, NCZoning NS · permitted uses
NS · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the Neighborhood Services District (NS) is to encourage and accommodate the development and continued existence of mixed use districts, which provide a focus for neighborhood retail and service activities
Zone name
Neighborhood Services District
General category
MIXED_USE
Zone area
738.10 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
2005
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Gerald K Bakalyan Living Trust
Trust
Mailing address
109 STOKESAY CT, CARY, NC 27513-4788
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2022
$2,120,000
Gerald K Bakalyan Living Trust
Miv Medical LLC
Special Warranty Deed
$437,260 · First Bank
May 11, 2017
—
Miv Medical LLC
—
Deed
related
$560,000 · Bank Of Nc
Jan 29, 2008
$775,000
Miv Medical LLC
Crosland Miv LLC
Special Warranty Deed
$620,000 · Wachovia Bank NA
Jun 9, 2005
—
Crosland-miv LLC
Owner,record
Grant Deed
related
—
—
—
Miv Medical LLC
—
Deed Of Trust
related
$1,240,000 · Wells Fargo Bank
—
—
Miv Medical LLC
—
Deed Of Trust
related
$560,000 · Bank Of Nc
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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