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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Office buildings
1320 Matthews Mint Hl Rd Matthews, NC 28105-2306
Individually Owned
2-yr Hold
Free & Clear
Property ID
US53-1293794
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Total area
3,890 SF
Lot
0.52 ac (22,849 SF)
Zoning code
O
APN
21508127
UPID
US53-1293794
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
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$844k
Blend (final)
Blend
$720k
Owner & transaction history
Sb Home Buyers · 2 yrs held
Sb Home Buyers
since 2024
Last sale
$500,000
4 recorded transactions
Zoning & alternative use
O · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
§155.506.16 Continuing Care Retirement Communities (CCRC), §155.506.17 Skilled Care (Nursing Home) Facility, and §155.506.18 Motorcycle Safety Training Course. (Am. Ord 2188, passed 11-14-16) 155.502.9. Office District (O) TOWN OF MATTHEWS UNIFIED DEVELOPMENT ORDINANCE Page 5 - 9 A. The Office District is established to provide areas which are conducive to t…
Zone name
Office
General category
COMMERCIAL
Zone area
5.83 ac
Source
Chapter 5
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
$855,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,120,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,065,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±10% · vs last sale $500k (Nov 13 2020)
Last sale anchor
$500k
Nov 13 2020
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
$185 / 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
$3,455
Tax year 2023
Assessed value
$467,100
Assessed 2024
Previous assessed
$497,500
-6.1% YoY
Effective rate
0.74%
On assessed value
Assessed land
$277,600
Assessed improvement
$189,500
Land market value
$277,600
Improvement market value
$189,500
Total market value
$467,100
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
1978
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Rooms
2
Total area
3,890 SF
Lot
0.52 ac (22,849 SF)
Zoning code
O
APN
21508127
UPID
US53-1293794
Jurisdiction
MECKLENBURG
Zoning & alternative use
O · Matthews, NCZoning O · permitted uses
O · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
§155.506.16 Continuing Care Retirement Communities (CCRC), §155.506.17 Skilled Care (Nursing Home) Facility, and §155.506.18 Motorcycle Safety Training Course. (Am. Ord 2188, passed 11-14-16) 155.502.9. Office District (O) TOWN OF MATTHEWS UNIFIED DEVELOPMENT ORDINANCE Page 5 - 9 A. The Office District is established to provide areas which are conducive to the establishment and continuance of offices, institutions, and commercial activit
Zone name
Office
General category
COMMERCIAL
Zone area
5.83 ac
Source
Chapter 5
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
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
1978
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Rooms
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
Sb Home Buyers
Individual
Free & Clear · 2 yrs held
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2024
—
Sb Home Buyers
Shirley Davis
Land Contract
—
Jul 6, 2017
$365,000
Joseph Lovallo
Grimmer,harry C & Elise R
Warranty Deed
—
—
—
Harry C Grimmer
—
Deed Of Trust
related
$416,000 · Citizens South Bank
—
—
Harry C Grimmer
—
Deed Of Trust
related
$679,590 · Branch Banking & Trust Co
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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