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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Retail space
1725 Windsor Sq Dr Matthews, NC 28105-4699
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-1682045
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Total area
7,956 SF
Lot
0.57 ac (24,802 SF)
Zoning code
B-1(CD)
APN
19330314
UPID
US53-1682045
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
-
Woodcraft of Charlotte General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.76M
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.80M
Owner & transaction history
Fap Realty LLC · 4 yrs held
Fap Realty LLC
since 2021
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
B-1(CD) · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Neighborhood Business District is established to create and protect business centers for the retailing of merchandise such as groceries, prescription medicine, and household items and for the provision of professional services for the convenience of dwellers of nearby residential areas. Standards are so designed that uses within this district may be soun…
Zone name
Neighborhood Business Conditional
General category
COMMERCIAL
Zone area
117.65 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 Matthews submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Matthews 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
$1,800,000
ML approach
$1,760,000
CAP Approach
CAP Return
Estimation
6%
$1,625,000
6.5%
$1,500,000
7%
$1,390,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,525,000
Current use
OFFICE BUILDING
$2,490,000
Change: -1% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,295,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,180,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±10% · vs last sale $1.63M (Oct 26 2021)
Last sale anchor
$1.63M
Oct 26 2021
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
$226 / 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
$11,879
Tax year 2023
Assessed value
$1,606,100
Assessed 2024
Previous assessed
$1,631,800
-1.6% YoY
Effective rate
0.74%
On assessed value
Assessed land
$898,600
Assessed improvement
$707,500
Land market value
$898,600
Improvement market value
$707,500
Total market value
$1,606,100
Applied tax rate
19.0000
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
1994
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
7,956 SF
Lot
0.57 ac (24,802 SF)
Zoning code
B-1(CD)
APN
19330314
UPID
US53-1682045
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-1(CD) · Matthews, NCZoning B-1(CD) · permitted uses
B-1(CD) · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Neighborhood Business District is established to create and protect business centers for the retailing of merchandise such as groceries, prescription medicine, and household items and for the provision of professional services for the convenience of dwellers of nearby residential areas. Standards are so designed that uses within this district may be soundly and permanently developed and maintained in such a way as not to be harmful to adjacent residential properties.
Zone name
Neighborhood Business Conditional
General category
COMMERCIAL
Zone area
117.65 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
RETAIL STORES Current
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
1994
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Fap Realty LLC
Entity
Mailing address
8716 ALBRIGHT RD, RALEIGH, NC 27612-7443
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2021
$1,625,000
Fap Realty LLC
Tmb Ventures LLC
Warranty Deed
$827,000 · Regions Bank
Jan 15, 2004
$950,000
Tmb Ventures LLC
Mtn Corp
Grant Deed
$808,000 · Branch Banking & Trust Co
Oct 15, 1992
$100,000
Pgws & Associates
Unknown
Grant Deed
—
—
—
Tmb Ventures LLC
—
Deed Of Trust
related
$854,400 · Home Savings Bk Albemarle Ssb
—
—
Tmb Ventures LLC
—
Deed Of Trust
related
$773,000 · Branch Banking & 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.
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