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Property profile & analytics
OFF-MARKET
Estimated value
$1,815,000
Assisted living facilities
11900 Vanstory Dr, Huntersville, NC 28078-8121
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US53-1921247
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2007
Total area
31,890 SF
Lot
12.19 ac (530,996 SF)
Zoning code
CICD
APN
1723305
UPID
US53-1921247
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
-
Mrinalini Joshi Pediatrician Physician
-
Levine & Dickson Hospice House - Huntersville Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.82M
Owner & transaction history
Hospice & Palliative Care Charlotte · 20 yrs held
Hospice & Palliative Care Charlotte
since 2005
3 recorded transactions
Zoning & alternative use
CICD · Huntersville, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Huntersville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntersville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$57 / 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
$73,257
Tax year 2023
Assessed value
$11,285,900
Assessed 2024
Effective rate
0.65%
On assessed value
Assessed land
$1,866,500
Assessed improvement
$9,419,400
Land market value
$1,866,500
Improvement market value
$9,419,400
Total market value
$11,285,900
Applied tax rate
4.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2007
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
26
Total area
31,890 SF
Lot
12.19 ac (530,996 SF)
Zoning code
CICD
APN
1723305
UPID
US53-1921247
Jurisdiction
MECKLENBURG
Zoning & alternative use
CICD · Huntersville, NC
Zoning CICD · permitted uses
CICD · Huntersville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Huntersville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2007
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
26
Lot
12.19 ac
Current owner
From public records · entity-resolved
Hospice & Palliative Care Charlotte
Individual
Mailing address
7845 LITTLE AVE, CHARLOTTE, NC 28226-8198
Ownership since
2005
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
Dec 21, 2005
$1,448,000
Hospice & Palliative Care Charlotte
Bank Of America NA
Special Warranty Deed
—
Sep 2, 1988
$657,000
Ncnb National Bank(trst)%
Unknown
Grant Deed
related
—
—
—
Hospice Char
—
Deed Of Trust
related
$8,228,850 · Wachovia Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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