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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Day care centers
13526 Erwin Rd Charlotte, NC 28273-6642
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US53-0087388
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2008
Total area
12,570 SF
Lot
1.97 ac (85,683 SF)
Zoning code
INST(CD)
APN
20135182
UPID
US53-0087388
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
-
Tutor Time on Erwin Road Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.56M
Owner & transaction history
Drew Bailey Developments Co INC · 8 yrs held
Drew Bailey Developments Co INC
since 2018
3 recorded transactions
Zoning & alternative use
INST(CD) · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended to recognize and permit the creation of defined areas for the unified and orderly development of major cultural, educational, medical, governmental, religious, athletic and other institutions in order to support and enhance their benefit to the community in a manner which protects adjacent residential uses, this conditional district…
Zone name
Institutional Conditional Zoning District
General category
CIVIC_INSTITUTIONAL
Zone area
1,264.88 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±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
$124 / 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
$19,947
Tax year 2023
Assessed value
$2,719,400
Assessed 2024
Previous assessed
$2,749,500
-1.1% YoY
Effective rate
0.73%
On assessed value
Assessed land
$1,280,300
Assessed improvement
$1,439,100
Land market value
$1,280,300
Improvement market value
$1,439,100
Total market value
$2,719,400
Applied tax rate
8.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
12,570 SF
Lot
1.97 ac (85,683 SF)
Zoning code
INST(CD)
APN
20135182
UPID
US53-0087388
Jurisdiction
MECKLENBURG
Zoning & alternative use
INST(CD) · Charlotte, NCZoning INST(CD) · permitted uses
INST(CD) · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended to recognize and permit the creation of defined areas for the unified and orderly development of major cultural, educational, medical, governmental, religious, athletic and other institutions in order to support and enhance their benefit to the community in a manner which protects adjacent residential uses, this conditional district allow for the establishment of certain uses, which, because of their nature or scale, have particular impacts on both the immediate area and the community as a whole
Zone name
Institutional Conditional Zoning District
General category
CIVIC_INSTITUTIONAL
Zone area
1,264.88 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2008
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.97 ac
Current owner
From public records · entity-resolved
Drew Bailey Developments Co INC
Entity
Mailing address
PO BOX 195, GREENVILLE, SC 29602-0195
Ownership since
2018
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
May 24, 2018
—
Drew Bailey Developments Co INC
—
Deed
related
$1,220,000 · South State Bank
—
—
Drew-bailey Dev Co LLC
—
Deed Of Trust
related
$200,000 · Suntrust Bank NA
—
—
Drew-bailey Dev Co LLC
—
Deed Of Trust
related
$1,308,085 · Suntrust 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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