1612 Elizabeth Ave Charlotte, NC 28204
Entity Owned
21-yr Hold
~
Est. High Equity
Estimated value (blended)
$430k
Range $387k – $473k (±10%)
Property ID
US53-5809710
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Total area
3,900 SF
Lot
0.3 ac (13,234 SF)
Zoning code
MUDD-O
APN
12511120
UPID
US53-5809710
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$990k
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$430k
Owner & transaction history
since 2005
3 recorded transactions
Zoning & alternative use
MUDD-O · Charlotte, NC
Zoning description
The Mixed Use Development District encourages mixed use development and its accompanying support commercial and office uses while maintaining a strong emphasis on pedestrian scale, urban development, and amenities, when…
General category
MIXED_USE
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$430k
Value range
$387k – $473k
±10% around blend
Estimated value / SF
$110 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$387k
blend $430k
$473k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,900 SF
Lot area
0.3 ac
Year built
1900
Stories
2
APN
12511120
Assessed value
$1,425,400
Annual tax
$10,455
3
Income approach: direct capitalization
Partial preview
Income approach indication
$990k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.07M
@ 6.5% CAP return
$990k
@ 7% CAP return
$920k
4
Sales comparison
Partial preview
Sales approach indication
$1.41M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.0 mi away · 3,454 SF
1.5 mi away · 3,835 SF
2.1 mi away · 3,610 SF
2.1 mi away · 3,610 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$430k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 55 sales
$448
-75%
Submarket 859 sales
$362
-70%
County 1075 sales
$354
-69%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $110/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.43M
Move the market yield to see immediate price impact.
Value / SF
$365
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$90k
$1.80M
$1.28M
$998k
$100k
$2.00M
$1.43M
$1.11M
$110k
$2.20M
$1.57M
$1.22M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.78M
0.8 mi · Dec 2025 · $559/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,455
Tax year 2023
Assessed value
$1,425,400
Assessed 2024
Previous assessed
$1,444,100
-1.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$1,425,400
Land market value
$1,425,400
Total market value
$1,425,400
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Heating
YES
Stories
2
Rooms
6
Total area
3,900 SF
Lot
0.3 ac (13,234 SF)
Zoning code
MUDD-O
APN
12511120
UPID
US53-5809710
Jurisdiction
MECKLENBURG
Zoning & alternative use
MUDD-O · Charlotte, NCZoning MUDD-O · permitted uses
MUDD-O · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The Mixed Use Development District encourages mixed use development and its accompanying support commercial and office uses while maintaining a strong emphasis on pedestrian scale, urban development, and amenities, when…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Heating
YES
Stories
2
Rooms
6
Lot
0.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
MUDD-O
MIXED_USE
Jurisdiction
Charlotte, NC
Recorded code
MUDD-O
Official district
MUDD-O
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MUDD-O in Charlotte, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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