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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Office buildings
221 11th St Charlotte, NC 28202-1715
Individually Owned
6-yr Hold
Free & Clear
Property ID
US53-1061737
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1919
Total area
3,720 SF
Lot
0.15 ac (6,625 SF)
Zoning code
UR-C
APN
7804611
UPID
US53-1061737
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
-
Terpening Law PLLC Law Firm
-
Terpening William R Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
$1.82M
Blend (final)
Blend
$1.49M
Owner & transaction history
Pond Jams Ltd · 6 yrs held
Pond Jams Ltd
since 2020
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
UR-C · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,020,000
6.5%
$945,000
7%
$875,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,175,000
Current use
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10% · vs last sale $1.33M (Mar 6 2020)
Last sale anchor
$1.33M
Mar 6 2020
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
$399 / 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
$6,064
Tax year 2023
Assessed value
$826,700
Assessed 2024
Previous assessed
$830,100
-0.4% YoY
Effective rate
0.73%
On assessed value
Assessed land
$769,700
Assessed improvement
$57,000
Land market value
$769,700
Improvement market value
$57,000
Total market value
$826,700
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1919
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
2
Total area
3,720 SF
Lot
0.15 ac (6,625 SF)
Zoning code
UR-C
APN
7804611
UPID
US53-1061737
Jurisdiction
MECKLENBURG
Zoning & alternative use
UR-C · Charlotte, NC
Zoning UR-C · permitted uses
UR-C · 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
$2.2M
OFFICE BUILDING Current
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
1919
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Pond Jams Ltd
Individual
Free & Clear · 6 yrs held
Mailing address
221 W 11TH ST, CHARLOTTE, NC 28202-1715
Ownership since
2020
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
Mar 6, 2020
$1,334,500
Pond Jams Ltd
Martin Martin Martin & Harrill LLC
Special Warranty Deed
—
Mar 6, 2020
—
Pond Jams Ltd Liability Co
Martin Martin Martin
Grant Deed
—
Jan 8, 2007
—
Martin Martin Martin
Martin Martin Martin & Harrill
Quit Claim Deed
related
—
Jul 10, 1989
$60,000
Martin Martin Martin
Unknown
Grant Deed
—
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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