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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Medical Office Space
14035 Grandiflora Dr Charlotte, NC 28278-8456
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-2724772
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2012
Total area
4,639 SF
Lot
0.94 ac (41,045 SF)
Zoning code
O-1(CD)
APN
19955129
UPID
US53-2724772
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
-
Melissa Rohrer Tungare. FNP Physician
-
Miller Leona MD Pediatrician Physician
-
Novant Health Heart & Vascular Institute - Steele Creek Hospital
-
Dr. Martin B. Cutrone, MD Physician
-
CaroMont Family Medicine - Steele Creek Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$474k
Blend (final)
Blend
$605k
Owner & transaction history
Novant Medical Group INC · 4 yrs held
Novant Medical Group INC
since 2021
2 recorded transactions
Zoning & alternative use
O-1(CD) · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This districts is hereby established to provide areas, which are conducive to the establishment and operation of offices, institutions, and commercial activities not involving the sale of merchandise, this conditional district allow for the establishment of certain uses, which, because of their nature or scale, have particular impacts on both the immediate a…
Zone name
Office Conditional Zoning District
General category
COMMERCIAL
Zone area
577.19 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
$605k
Range $545k – $666k · ±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
$130 / 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
$17,168
Tax year 2023
Assessed value
$2,340,600
Assessed 2024
Effective rate
0.73%
On assessed value
Assessed land
$1,260,800
Assessed improvement
$1,079,800
Land market value
$1,260,800
Improvement market value
$1,079,800
Total market value
$2,340,600
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2012
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
4,639 SF
Lot
0.94 ac (41,045 SF)
Zoning code
O-1(CD)
APN
19955129
UPID
US53-2724772
Jurisdiction
MECKLENBURG
Zoning & alternative use
O-1(CD) · Charlotte, NCZoning O-1(CD) · permitted uses
O-1(CD) · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This districts is hereby established to provide areas, which are conducive to the establishment and operation of offices, institutions, and commercial activities not involving the sale of merchandise, 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
Office Conditional Zoning District
General category
COMMERCIAL
Zone area
577.19 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2012
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Novant Medical Group INC
Entity
Free & Clear · 4 yrs held
Mailing address
2525 CT DR, GASTONIA, NC 28054-2140
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
—
Novant Medical Group INC
Caromont Medical Group INC
Lease
—
Aug 30, 2012
—
Caromont Medical Group INC
Chi Crescent LLC
Grant Deed
—
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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