Individually Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1952
Total area
2,450 SF
Lot
0.69 ac (30,016 SF)
Zoning code
R-8
APN
7905806
UPID
US53-5344258
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$560k
Comparable Approach
Comparable
$691k
Blend (final)
Blend
$700k
Owner & transaction history
since 2014
4 recorded transactions
Zoning & alternative use
R-8 · Charlotte, NC
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 17 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$700k
Value range
$630k – $770k
±10% around blend
Estimated value / SF
$286 / SF
Confidence
High
17 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$630k
blend $700k
$770k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,450 SF
Lot area
0.69 ac
Year built
1952
Stories
1
APN
7905806
Zoning
R-8
Assessed value
$270,500
Annual tax
$1,984
3
Income approach: direct capitalization
Partial preview
Income approach indication
$560k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$605k
@ 6.5% CAP return
$560k
@ 7% CAP return
$520k
4
Sales comparison
Partial preview
Sales approach indication
$673k
Weighted, 17 comps · high confidence
Evidence
17 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.1 mi away · 1,872 SF
17.2 mi away · 2,771 SF
17.3 mi away · 2,686 SF
17.8 mi away · 2,228 SF
19.7 mi away · 2,054 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$700k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 114 sales
$691
-59%
County 134 sales
$647
-56%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $286/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 17 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$271k
Move the market yield to see immediate price impact.
Value / SF
$110
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$17k
$341k
$243k
$189k
$19k
$379k
$271k
$210k
$21k
$417k
$298k
$231k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
17 found
High confidence · county-verified
Closest comparable
$125k
12.0 mi · Feb 2026 · $64/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$1,984
Tax year 2023
Assessed value
$270,500
Assessed 2024
Previous assessed
$309,400
-12.6% YoY
Effective rate
0.73%
On assessed value
Assessed land
$270,500
Land market value
$270,500
Total market value
$270,500
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1952
Heating
STEAM
Cooling
CENTRAL
Stories
1
Rooms
4
Total area
2,450 SF
Lot
0.69 ac (30,016 SF)
Zoning code
R-8
APN
7905806
UPID
US53-5344258
Jurisdiction
MECKLENBURG
Zoning & alternative use
R-8 · Charlotte, NCZoning R-8 · permitted uses
R-8 · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1952
Heating
STEAM
Cooling
Yes
Stories
1
Rooms
4
Lot
0.69 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R-8
Jurisdiction
Charlotte, NC
Recorded code
R-8
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-8 in Charlotte, NC.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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