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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Office buildings
3000 Tilley Morris Rd, Matthews, NC 28105-8635
Entity Owned
8-yr Hold
Property ID
US53-5686968
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
3,600 SF
Lot
9.86 ac (429,458 SF)
Zoning code
R-40 UNION COUNTY
APN
06-117-003C
UPID
US53-5686968
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
-
Redeemer Presbyterian Church Church
-
Union Day School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$938k
Blend (final)
Blend
$1.01M
Owner & transaction history
Union Day Sch Foun INC · 8 yrs held
Union Day Sch Foun INC
since 2018
4 recorded transactions
Zoning & alternative use
R-40 UNION COUNTY · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$1,000,000
6.5%
$920,000
7%
$855,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,130,000
Current use
RETAIL STORES
$995,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±10%
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
$281 / 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
Assessed value
$9,506,600
Assessed 2023
Previous assessed
$9,506,600
+0.0% YoY
Assessed land
$817,100
Assessed improvement
$8,689,500
Land market value
$817,100
Improvement market value
$8,689,500
Total market value
$9,506,600
Applied tax rate
930.0000
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
2004
Heating
NONE
Buildings
2
Stories
1
Total area
3,600 SF
Lot
9.86 ac (429,458 SF)
Zoning code
R-40 UNION COUNTY
APN
06-117-003C
UPID
US53-5686968
Jurisdiction
UNION
Zoning & alternative use
R-40 UNION COUNTY · Matthews, NC
Zoning R-40 UNION COUNTY · permitted uses
R-40 UNION COUNTY · 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
$1.1M
RETAIL STORES
Est. value
$995,000
OFFICE BUILDING Current
RETAIL STORES
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
2004
Heating
NONE
Stories
1
Buildings
2
Lot
9.86 ac
Current owner
From public records · entity-resolved
Union Day Sch Foun INC
Entity
Mailing address
3000 TILLEY MORRIS RD, MATTHEWS, NC 28105-8635
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2018
$6,500,000
Union Day Sch Foun INC
Southern Evangelical Seminary
Trustees Deed
$8,000,000 · Cli Cap
Mar 2, 2018
—
Union Day Sch Foun INC
Southern Evangelical Seminary
Grant Deed
—
Mar 22, 2007
—
Evangelical Seminary Southern
Southern Evangelical Ch INC
Quit Claim Deed
related
—
—
—
Evangelical Seminary Southern
—
Deed Of Trust
related
$500,000 · Ncbt
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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