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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Warehouses
2221 Davidson St Charlotte, NC 28205-1829
Entity Owned
2-yr Hold
Free & Clear
Property ID
US53-5637706
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1959
Total area
4,835 SF
Lot
0.46 ac (20,247 SF)
Zoning code
TOD-NC
APN
8305310
UPID
US53-5637706
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
-
Evans Tours Travel Agency Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.52M
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$982k
Blend (final)
Blend
$1.46M
Owner & transaction history
Pdp 2221 N Davidson LLC · 2 yrs held
Pdp 2221 N Davidson LLC
since 2023
Last sale
$1.4M
4 recorded transactions
Zoning & alternative use
TOD-NC · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.0M
+197.8%
Neighborhood: shopping center
$1.4M
+120.9%
Retail stores
$1.3M
+101.2%
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
$1,495,000
ML approach
$1,515,000
CAP Approach
CAP Return
Estimation
6%
$1,000,000
6.5%
$920,000
7%
$855,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,950,000
Change: +198% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,445,000
Change: +121% · Conversion: Moderate
RETAIL STORES
$1,315,000
Change: +101% · Conversion: Moderate
OFFICE BUILDING
$1,270,000
Change: +94% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,260,000
Change: +93% · Conversion: Easy
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±10% · vs last sale $1.40M (Sep 20 2023)
Last sale anchor
$1.40M
Sep 20 2023
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
$301 / 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
$11,490
Tax year 2023
Assessed value
$1,566,500
Assessed 2024
Previous assessed
$1,578,100
-0.7% YoY
Effective rate
0.73%
On assessed value
Assessed land
$1,464,700
Assessed improvement
$101,800
Land market value
$1,464,700
Improvement market value
$101,800
Total market value
$1,566,500
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1959
Heating
FORCED AIR
Cooling
YES
Stories
2
Rooms
1
Total area
4,835 SF
Lot
0.46 ac (20,247 SF)
Zoning code
TOD-NC
APN
8305310
UPID
US53-5637706
Jurisdiction
MECKLENBURG
Zoning & alternative use
TOD-NC · Charlotte, NC
Zoning TOD-NC · permitted uses
TOD-NC · 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
MEDICAL BUILDING
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1959
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Pdp 2221 N Davidson LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1420 E 7TH ST #150, CHARLOTTE, NC 28204-2408
Ownership since
2023
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
Sep 20, 2023
$1,400,000
Pdp 2221 N Davidson LLC
Trolleys Investments LLC
Special Warranty Deed
—
Sep 20, 2023
—
Pdp 2221 N Davidson LLC
Trolleys Investments LLC
Deed
—
Sep 7, 2007
—
Trolleys Investments LLC
Quality Amusements & Music INC
Warranty Deed
$170,400 · First Trust Bank
May 6, 2004
$185,000
Quality Amusements & Music INC
Applied Research Group INC
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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