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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Office Spaces
2514 Plantation Ctr Dr Matthews, NC 28105-5298
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-2105879
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2000
Total area
2,400 SF
Lot
3.89 ac (169,666 SF)
Zoning code
O15CD
APN
22756167
UPID
US53-2105879
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
-
Lindsey A. Easterling Law Firm
-
Easterling Law, PLLC Law Firm
-
Stewardship Partners Financial Advisor
-
Biblically Responsible Investing Institute Corporate Office
-
Strategic Resource Group Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$705k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$682k
Blend (final)
Blend
$715k
Owner & transaction history
Busy Bee Farm LLC · 3 yrs held
Busy Bee Farm LLC
since 2023
Last sale
$745,000
5 recorded transactions
Zoning & alternative use
O15CD · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$870,000
+15.4%
Retail stores
$760,000
+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
$830,000
ML approach
$705,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$750,000
Current use
MEDICAL BUILDING
$870,000
Change: +15% · Conversion: Easy
RETAIL STORES
$760,000
Change: +1% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$695,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$660,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $745k (Feb 3 2023)
Last sale anchor
$745k
Feb 3 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
$298 / 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
$3,458
Tax year 2023
Assessed value
$471,500
Assessed 2024
Previous assessed
$471,500
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed improvement
$471,500
Improvement market value
$471,500
Total market value
$471,500
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2000
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
2,400 SF
Lot
3.89 ac (169,666 SF)
Zoning code
O15CD
APN
22756167
UPID
US53-2105879
Jurisdiction
MECKLENBURG
Zoning & alternative use
O15CD · Matthews, NC
Zoning O15CD · permitted uses
O15CD · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Matthews. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$750,000
MEDICAL BUILDING
Est. value
$870,000
RETAIL STORES
Est. value
$760,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$660,000
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
2000
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
3.89 ac
Current owner
From public records · entity-resolved
Busy Bee Farm LLC
Entity
Mailing address
2526 PLANTATION CTR DR, MATTHEWS, NC 28105-5298
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2023
$745,000
Busy Bee Farm LLC
Leonard Howard
Warranty Deed
$670,500 · Townebank
—
—
Howard J Leonard
—
Deed Of Trust
related
$150,000 · Newdominion Bank
—
—
Howard J Leonard
—
Deed Of Trust
related
$225,000 · Newdominion Bank
—
—
Howard J Leonard
—
Deed Of Trust
related
$150,000 · Newdominion Bank
—
—
Howard Leonard
—
Deed Of Trust
related
$240,000 · First Citizens Bank & Trust Co
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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