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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Office Spaces
2108 Ss Blvdbb2 Charlotte, NC 28203-5043
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US53-1290160
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1922
Total area
1,296 SF
Lot
2.28 ac (99,404 SF)
Zoning code
UMUD
APN
12103154
UPID
US53-1290160
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
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$804k
Blend (final)
Blend
$600k
Owner & transaction history
Read Thomas LLC · 1 yrs held
Read Thomas LLC
since 2025
Last sale
$600,000
3 recorded transactions
Zoning & alternative use
UMUD · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$895,000
+31.4%
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
$600,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$680,000
Current use
COMMERCIAL (GENERAL)
$895,000
Change: +31% · Conversion: Easy
RETAIL STORES
$655,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Apr 1 2024)
Last sale anchor
$600k
Apr 1 2024
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
$463 / 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
$4,171
Tax year 2023
Assessed value
$568,600
Assessed 2024
Previous assessed
$568,600
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed improvement
$568,600
Improvement market value
$568,600
Total market value
$568,600
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1922
Heating
STEAM
Cooling
CENTRAL
Stories
2
Units
1
Rooms
2
Bathrooms
1
Total area
1,296 SF
Lot
2.28 ac (99,404 SF)
Zoning code
UMUD
APN
12103154
UPID
US53-1290160
Jurisdiction
MECKLENBURG
Zoning & alternative use
UMUD · Charlotte, NC
Zoning UMUD · permitted uses
UMUD · 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
OFFICE BUILDING Current
Est. value
$680,000
COMMERCIAL (GENERAL)
Est. value
$895,000
RETAIL STORES
Est. value
$655,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1922
Heating
STEAM
Cooling
Yes
Stories
2
Units
1
Rooms
2
Bathrooms
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Read Thomas LLC
Entity
Mailing address
PO BOX 12105, CHARLOTTE, NC 28220-2105
Ownership since
2025
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
Jul 10, 2025
$795,000
Read Thomas LLC
Winninglink LLC
Special Warranty Deed
$675,750 · First Bank
Apr 1, 2024
$600,000
Winninglink LLC
J David Flanagan
Warranty Deed
—
Dec 3, 1996
$129,000
J David Flanagan
Flanagan,j David
Grant Deed
related
—
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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