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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Office buildings
2409 Plantation Ctr Dr Matthews, NC 28105-5297
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-1974610
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
3,280 SF
Lot
0.58 ac (25,461 SF)
Zoning code
O-1(CD)
APN
22756176
UPID
US53-1974610
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
-
Penny Rose & Co Medical Clinic Skin Care Clinic
-
Community Tax Consultant Tax Preparation
-
B L Patch & Associates Inc Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$900k
Owner & transaction history
Jlb 2409 LLC · 9 yrs held
Jlb 2409 LLC
since 2017
Last sale
$16,200
7 recorded transactions
Zoning & alternative use
O-1(CD) · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Chapter 5
Top alternative use upside
Medical building
$1.2M
+15.4%
Retail stores
$1.0M
+1.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,025,000
6.5%
$945,000
7%
$875,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,025,000
Current use
MEDICAL BUILDING
$1,185,000
Change: +15% · Conversion: Easy
RETAIL STORES
$1,040,000
Change: +1% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$945,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$900,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $16k (May 15 2020)
Last sale anchor
$16k
May 15 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
$274 / 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
$5,534
Tax year 2023
Assessed value
$754,400
Assessed 2024
Previous assessed
$761,500
-0.9% YoY
Effective rate
0.73%
On assessed value
Assessed land
$487,100
Assessed improvement
$267,300
Land market value
$487,100
Improvement market value
$267,300
Total market value
$754,400
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
1999
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Bathrooms
6
Total area
3,280 SF
Lot
0.58 ac (25,461 SF)
Zoning code
O-1(CD)
APN
22756176
UPID
US53-1974610
Jurisdiction
MECKLENBURG
Zoning & alternative use
O-1(CD) · Matthews, NCZoning O-1(CD) · permitted uses
O-1(CD) · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 5
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$900,000
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Bathrooms
6
Lot
0.58 ac
Current owner
From public records · entity-resolved
Jlb 2409 LLC
Entity
Mailing address
27254 PRESTON PL, FORT MILL, SC 29707-6330
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2026
—
Jlb 2409 LLC
—
Deed
related
$315,000 · Skyla FCU
Dec 29, 2020
—
Jlb 2409 LLC
—
Deed
related
$380,000 · Charlotte Metro FCU
Mar 1, 2017
$510,000
Jlb 2409 LLC
Bpdp Holdings LLC
Warranty Deed
$382,500 · Wells Fargo Bank NA
Nov 8, 2013
—
Bpdp Holdings LLC
—
Trustees Deed
related
$25,000 · Us Income Partners LLC
Oct 25, 2013
—
Bpdp Holdings LLC
—
Trustees Deed
related
$5,723 · Allscape INC
Jun 24, 2013
—
Bpdp Holdings LLC
—
Trustees Deed
related
$700,000 · Us Income Partners LLC
Aug 31, 2012
—
Bpdp Holdings LLC
Bransen L Patch
Special Warranty Deed
$300,000 · Forest Commercial Bank
—
—
Bransen L Patch
—
Deed Of Trust
related
$300,000 · Bank Of Granite
—
—
Bpdp Holdings LLC
—
Deed Of Trust
related
$60,000 · Capital Visions Ltd Capital Visions Ltd
—
—
Bransen L Patch
—
Deed Of Trust
related
$400,000 · Capital Gaines INC
—
—
Bransen L Patch
—
Deed Of Trust
related
$752,000 · First Trust Bank Of Savings
—
—
Bransen Patch
—
Deed Of Trust
related
$760,000 · Central Carolina Bank & Trust
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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