Entity Owned Property summary
AI-generated overview
The property is a boutique office building with a stated total size of 95,000 SF, including a lobby that underwent a renovation after completion was described in the listing. It is located on South Church Street and is positioned directly adjacent to Romare Bearden Park, with walking-distance proximity to Bank of America Stadium and Truist Field. The listing also describes onsite dining options including Bar One and Renaissance Coffee. The property is described as providing access with easy ingress and egress from the street frontage.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1928
Total area
93,086 SF
Lot
0.64 ac (27,844 SF)
Zoning code
UMUD
APN
7301506
UPID
US53-5273053
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Waste Management Facility Hazardous Waste Disposal
-
Music Venue Theater & Performing Art Venue
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Marketing & Advertising Event Planning
-
Nightclub DJ & Entertainment
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.61M
Blend (final)
Blend
$17.60M
Owner & transaction history
since 2025
7 recorded transactions
Zoning & alternative use
UMUD · Charlotte, NC
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.60M
Value range
$15.84M – $19.35M
±10% around blend
Estimated value / SF
$189 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$15.84M
blend $17.60M
$19.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
93,086 SF
Lot area
0.64 ac
Year built
1928
Stories
3
APN
7301506
Zoning
UMUD
Assessed value
$15,369,500
Annual tax
$112,735
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$12.61M
Range $4.25M – $37.10M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.60M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 43 sales
$585
-68%
Submarket 859 sales
$362
-48%
County 1075 sales
$354
-47%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $189/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.70%
9.0%
NOI (est.)
$1.08M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.37M
Move the market yield to see immediate price impact.
Value / SF
$133
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.20%8.70%9.20%
$968k
$11.81M
$11.13M
$10.52M
$1.08M
$13.12M
$12.37M
$11.69M
$1.18M
$14.43M
$13.60M
$12.86M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$112,735
Tax year 2023
Assessed value
$15,369,500
Assessed 2024
Previous assessed
$17,077,200
-10.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$7,550,200
Assessed improvement
$7,819,300
Land market value
$7,550,200
Improvement market value
$7,819,300
Total market value
$15,369,500
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1928
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
3
Rooms
9
Total area
93,086 SF
Lot
0.64 ac (27,844 SF)
Zoning code
UMUD
APN
7301506
UPID
US53-5273053
Jurisdiction
MECKLENBURG
Zoning & alternative use
UMUD · Charlotte, NCZoning UMUD · permitted uses
UMUD · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1928
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Rooms
9
Lot
0.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
UMUD
Jurisdiction
Charlotte, NC
Recorded code
UMUD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for UMUD in Charlotte, NC.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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