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Property profile & analytics
OFF-MARKET
Estimated value
$385,000
Office buildings
124 John St Matthews, NC 28105-5963
Entity Owned
6-yr Hold
Free & Clear
Property ID
US53-2243298
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1957
Total area
3,594 SF
Lot
0.4 ac (17,350 SF)
Zoning code
R-20
APN
19326202
UPID
US53-2243298
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
-
Bella Tunno Corporate Office
-
Always About People, LLC Business Management Consultant
-
Tower Property Group Real Estate Agency
-
Taekwondo /Afterschool Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$385k
Owner & transaction history
Park Center Holdings LLC · 6 yrs held
Park Center Holdings LLC
since 2019
5 recorded transactions
Zoning & alternative use
R-20 · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
155.502.1. Single-Family Residential District (R-20) A. The R-20 Single-Family Residential District is established to provide an environment exclusively for single- family housing at a very low density of population and structures. Specified nonresidential uses of public or
Zone name
Single Family Residential
General category
RESIDENTIAL
Zone area
952.44 ac
Source
Chapter 5
Top alternative use upside
Medical building
$1.3M
+15.4%
Retail stores
$1.1M
+1.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,120,000
6.5%
$1,035,000
7%
$960,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,125,000
Current use
MEDICAL BUILDING
$1,300,000
Change: +15% · Conversion: Easy
RETAIL STORES
$1,140,000
Change: +1% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,035,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$985,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$385k
Range $347k – $424k · ±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
$107 / 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
$5,642
Tax year 2023
Assessed value
$762,800
Assessed 2024
Previous assessed
$766,700
-0.5% YoY
Effective rate
0.74%
On assessed value
Assessed land
$305,800
Assessed improvement
$457,000
Land market value
$305,800
Improvement market value
$457,000
Total market value
$762,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1957
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
4
Total area
3,594 SF
Lot
0.4 ac (17,350 SF)
Zoning code
R-20
APN
19326202
UPID
US53-2243298
Jurisdiction
MECKLENBURG
Zoning & alternative use
R-20 · Matthews, NCZoning R-20 · permitted uses
R-20 · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
155.502.1. Single-Family Residential District (R-20) A. The R-20 Single-Family Residential District is established to provide an environment exclusively for single- family housing at a very low density of population and structures. Specified nonresidential uses of public or
Zone name
Single Family Residential
General category
RESIDENTIAL
Zone area
952.44 ac
Source
Chapter 5
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$985,000
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1957
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
4
Lot
0.4 ac
Current owner
From public records · entity-resolved
Park Center Holdings LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 578, MATTHEWS, NC 28106-0578
Ownership since
2019
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
Sep 3, 2019
$727,500
Park Center Holdings LLC
Rathore Abhai S Family
Grant Deed
—
May 30, 2018
—
Rathore,monica S Family Trust
—
Deed
related
$360,265 · Branch Bk&tr
Jan 27, 2016
—
Singh,rathore Abhai Family Trust
Rathore,abhai S & Monica
Quit Claim Deed
related
—
Aug 14, 2007
$603,000
Singh Rathore Abhai
Sir Frog Enterprises LLC
Warranty Deed
$482,400 · Wachovia Bank NA
—
—
Rathore,monica S Family Trust
—
Deed Of Trust
related
$360,265 · Branch Bk&tr
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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