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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Assisted living facilities
1700 Queen City Dr Charlotte, NC 28208-2745
Individually Owned
20-yr Hold
Free & Clear
Property ID
US53-0853575
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Total area
68,562 SF
Lot
2.89 ac (125,888 SF)
Zoning code
INSTCD
APN
6115207
UPID
US53-0853575
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
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$990k
Owner & transaction history
Nc Golf Hms Of Locust Valley IV L · 20 yrs held
Nc Golf Hms Of Locust Valley IV L
since 2005
3 recorded transactions
Zoning & alternative use
INSTCD · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±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
$14 / 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
$30,968
Tax year 2023
Assessed value
$4,222,000
Assessed 2024
Previous assessed
$4,279,200
-1.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$686,800
Assessed improvement
$3,535,200
Land market value
$686,800
Improvement market value
$3,535,200
Total market value
$4,222,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1972
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
2
Total area
68,562 SF
Lot
2.89 ac (125,888 SF)
Zoning code
INSTCD
APN
6115207
UPID
US53-0853575
Jurisdiction
MECKLENBURG
Zoning & alternative use
INSTCD · Charlotte, NCZoning INSTCD · permitted uses
INSTCD · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1972
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
3
Lot
2.89 ac
Current owner
From public records · entity-resolved
Nc Golf Hms Of Locust Valley IV L
Individual
Free & Clear · 20 yrs held
Mailing address
1705 QUEEN CITY DR, CHARLOTTE, NC 28208-2740
Ownership since
2005
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
Sep 16, 2005
$1,000,000
Nc Golf Hms Of Locust Valley IV L
Esi-charlotte Leasing LLC
Grant Deed
—
Jan 31, 1998
$2,600,500
Esi Charlotte Leasing LLC
Esi,charlotte Le
Grant Deed
related
—
—
—
Nc Golf Hms Of Locust Valley IV L
—
Deed Of Trust
related
$1,850,000 · Loretta Content
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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