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Property profile & analytics
OFF-MARKET
Estimated value
$2,725,000
Retail space
16143 Lancaster Hwy Charlotte, NC 28277-2939
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-0728450
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Total area
6,336 SF
Lot
0.73 ac (31,742 SF)
Zoning code
NS
APN
22353123
UPID
US53-0728450
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
-
Warrier Family Dentistry Dental Office
-
Hodnett Orthodontics Dental Office
-
Virun Aesthetics Hair Salon Nail Salon
-
Dr. Smita Warrier Dental Office
-
iLash Charlotte Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.30M
Blend (final)
Blend
$2.73M
Owner & transaction history
Edward Fred Jacob · 3 yrs held
Edward Fred Jacob
since 2022
Last sale
$2.7M
4 recorded transactions
Zoning & alternative use
NS · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.4M
+113.3%
Restaurant
$4.1M
+97.3%
Medical building
$2.6M
+24.4%
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
$2,765,000
ML approach
$2,770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,050,000
Current use
COMMERCIAL (GENERAL)
$4,375,000
Change: +113% · Conversion: Easy
RESTAURANT
$4,050,000
Change: +97% · Conversion: Easy
MEDICAL BUILDING
$2,555,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$2,095,000
Change: +2% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,895,000
Change: -8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,650,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.73M
Range $2.45M – $3.00M · ±10% · vs last sale $2.68M (Nov 15 2022)
Last sale anchor
$2.68M
Nov 15 2022
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
$430 / 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
$15,874
Tax year 2023
Assessed value
$2,164,200
Assessed 2024
Previous assessed
$2,175,500
-0.5% YoY
Effective rate
0.73%
On assessed value
Assessed land
$1,168,300
Assessed improvement
$995,900
Land market value
$1,168,300
Improvement market value
$995,900
Total market value
$2,164,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
6,336 SF
Lot
0.73 ac (31,742 SF)
Zoning code
NS
APN
22353123
UPID
US53-0728450
Jurisdiction
MECKLENBURG
Zoning & alternative use
NS · Charlotte, NC
Zoning NS · permitted uses
NS · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charlotte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$4.4M
RESTAURANT
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
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
2006
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
Edward Fred Jacob
Individual
Mailing address
CHARLOTTE, NC 28277
Ownership since
2022
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
Nov 15, 2022
—
Edward Fred Jacob
Victoria Teresa Valdes Diaz
Warranty Deed
$750,000 · Cogent Bank
Nov 15, 2022
$2,680,000
Edward Fred Jacob
Hunters Crossing Condos LLC
Special Warranty Deed
$750,000 · Cogent Bank
May 13, 2010
$1,350,000
Hunters Crossing Condos LLC
16149 Lancaster Highway LLC
Grant Deed
—
Nov 6, 2006
—
16149 Lancaster Highway LLC
Frank K Arey
Quit Claim Deed
related
$770,000 · Branch Banking And 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.
Try Rey
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