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Property profile & analytics
OFF-MARKET
Estimated value
$7,140,000
Retail space
2304 Matthews Township Pkwy Matthews, NC 28105-2360
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-5148926
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
9,945 SF
Lot
1.16 ac (50,704 SF)
Zoning code
B-H(CD)
APN
19331184
UPID
US53-5148926
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
-
Alvaro Zeballos Physician
-
Hand and Stone Massage and Facial Spa Spa & Massage Center
-
Five Guys Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.44M
Blend (final)
Blend
$7.14M
Owner & transaction history
20 Seaview Corp · 4 yrs held
20 Seaview Corp
since 2021
Last sale
$6.5M
1 recorded transaction
Zoning & alternative use
B-H(CD) · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Highway Business District is established to create and protect business areas for the retailing of merchandise, which may include establishments generating high volume or frequent customer traffic, and for carrying on professional and business services, often serving a large population. This type of district will be located generally adjacent to major th…
Zone name
Highway Business Conditional
General category
COMMERCIAL
Zone area
113.14 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$6.4M
+103.8%
Restaurant
$5.9M
+86.9%
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
$7,140,000
ML approach
$7,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,435,000
Change: +104% · Conversion: Easy
RESTAURANT
$5,900,000
Change: +87% · Conversion: Easy
Blend value · Realmo final
$7.14M
Range $6.43M – $7.85M · ±10% · vs last sale $6.45M (Nov 15 2021)
Last sale anchor
$6.45M
Nov 15 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
$718 / 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
$33,182
Tax year 2023
Assessed value
$4,486,500
Assessed 2024
Previous assessed
$4,584,300
-2.1% YoY
Effective rate
0.74%
On assessed value
Assessed land
$2,381,100
Assessed improvement
$2,105,400
Land market value
$2,381,100
Improvement market value
$2,105,400
Total market value
$4,486,500
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
2019
Cooling
AC.PACKAGE
Stories
1
Total area
9,945 SF
Lot
1.16 ac (50,704 SF)
Zoning code
B-H(CD)
APN
19331184
UPID
US53-5148926
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-H(CD) · Matthews, NCZoning B-H(CD) · permitted uses
B-H(CD) · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Highway Business District is established to create and protect business areas for the retailing of merchandise, which may include establishments generating high volume or frequent customer traffic, and for carrying on professional and business services, often serving a large population. This type of district will be located generally adjacent to major thoroughfares.
Zone name
Highway Business Conditional
General category
COMMERCIAL
Zone area
113.14 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$6.4M
RESTAURANT
Est. value
$5.9M
COMMERCIAL (GENERAL)
RESTAURANT
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
2019
Cooling
Yes
Stories
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
20 Seaview Corp
Entity
Free & Clear · 4 yrs held
Mailing address
10 SEAVIEW BLVD, PORT WASHINGTON, NY 11050-4618
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
$6,450,000
20 Seaview Corp
Bva Matthews Strip LLC
Special Warranty 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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