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Property profile & analytics
OFF-MARKET
Estimated value
$8,970,000
Retail space
2408 Sardis N Rd Charlotte, NC 28227-7721
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-1266287
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Total area
147,546 SF
Lot
13.6 ac (592,372 SF)
Zoning code
CC
APN
19311101
UPID
US53-1266287
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
-
Big Air Trampoline Park Tour Operator Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.97M
Owner & transaction history
Vista Auction LLC · 2 yrs held
Vista Auction LLC
since 2023
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
CC · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The commercial center development district is hereby established in order to accommodate, in areas outside of the Uptown Charlotte expressway loop, the development of shopping centers and individual retail establishments primarily larger than 70000 sq ft of floor area
Zone name
Commercial Center
General category
COMMERCIAL
Zone area
1,676.32 ac
Source
Realmo
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
$8,920,000
ML approach
$10,280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.97M
Range $8.07M – $9.87M · ±10% · vs last sale $8.34M (Jul 26 2023)
Last sale anchor
$8.34M
Jul 26 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
$61 / 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
$63,944
Tax year 2023
Assessed value
$8,717,600
Assessed 2024
Previous assessed
$12,309,500
-29.2% YoY
Effective rate
0.73%
On assessed value
Assessed land
$6,281,400
Assessed improvement
$2,436,200
Land market value
$6,281,400
Improvement market value
$2,436,200
Total market value
$8,717,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Heating
FORCED AIR
Cooling
YES
Buildings
3
Stories
1
Units
1
Total area
147,546 SF
Lot
13.6 ac (592,372 SF)
Zoning code
CC
APN
19311101
UPID
US53-1266287
Jurisdiction
MECKLENBURG
Zoning & alternative use
CC · Charlotte, NCZoning CC · permitted uses
CC · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The commercial center development district is hereby established in order to accommodate, in areas outside of the Uptown Charlotte expressway loop, the development of shopping centers and individual retail establishments primarily larger than 70000 sq ft of floor area
Zone name
Commercial Center
General category
COMMERCIAL
Zone area
1,676.32 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1990
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Units
1
Lot
13.6 ac
Current owner
From public records · entity-resolved
Vista Auction LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2500 SARDIS RD N, CHARLOTTE, NC 28227-7723
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2023
—
Vista Auction LLC
2500 Sardis Rd N LLC
Lease
—
Jul 26, 2023
$8,340,000
2500 Sardis Rd N LLC
Sunland Properties INC
Special Warranty Deed
$3,350,000 · Wells Fargo Bank NA
Jul 26, 2016
$4,800,000
Sunland Properties INC
Gateway Van Buren INC
Grant Deed
—
Feb 16, 2012
—
Gateway Van Buren INC
—
Deed Of Trust
related
$240,716,592 · Manufacturers Traders & Trust
Mar 2, 2007
$8,200,000
Gateway Van Buren INC
Heritage Spe LLC
Special Warranty Deed
$286,500,000 · Manufacturers & Traders Trust Co
Jul 14, 1999
$12,000
Heritage Realty Limited
—
Grant Deed
related
—
Jul 9, 1999
—
Heritage Realty Ltd Partne
Net Realty Holdi
Grant Deed
related
—
Apr 9, 1998
$8,750,000
Trustees Of Net Realty Hol
Trustees Of Net
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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