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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Office buildings
316 Worthington Ave, Charlotte, NC 28203-4712
Entity Owned
~
Est. High Equity
Property ID
US53-1548349
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Total area
2,084 SF
Lot
0.16 ac (7,041 SF)
Zoning code
R-22MF
APN
12105614
UPID
US53-1548349
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
-
Amy R. Howard, Attorney At Law Law Firm Child Welfare Organization
-
Fletcher & Rhoton Law Firm
-
Caranna O'Melveny - Realtor | CØMPASS | NC & SC Real Estate Agency
-
Rob Hall | Pridemore Properties Compass Real Estate Agency
-
T Kirk Lowry Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.05M
Owner & transaction history
Drox One LLC
Drox One LLC
since 2026
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
R-22MF · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+31.4%
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
$890,000
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,095,000
Current use
COMMERCIAL (GENERAL)
$1,440,000
Change: +31% · Conversion: Easy
RETAIL STORES
$1,050,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10% · vs last sale $1.46M (Feb 11 2026)
Last sale anchor
$1.46M
Feb 11 2026
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
$501 / 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
$7,290
Tax year 2023
Assessed value
$993,800
Assessed 2024
Previous assessed
$993,800
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$820,500
Assessed improvement
$173,300
Land market value
$820,500
Improvement market value
$173,300
Total market value
$993,800
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
1900
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Rooms
2
Bathrooms
2
Total area
2,084 SF
Lot
0.16 ac (7,041 SF)
Zoning code
R-22MF
APN
12105614
UPID
US53-1548349
Jurisdiction
MECKLENBURG
Zoning & alternative use
R-22MF · Charlotte, NC
Zoning R-22MF · permitted uses
R-22MF · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charlotte. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1900
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Rooms
2
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Drox One LLC
Entity
Mailing address
4427 ST IVES PL, CHARLOTTE, NC 28211-3855
Ownership since
2026
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
Feb 11, 2026
$1,455,000
Drox One LLC
Pridemore 316 Holdings LLC
Warranty Deed
$1,236,750 · Hometrust Bank
Apr 27, 2021
$777,500
Pridemore 316 Holdings LLC
John W Fletcher III
Warranty Deed
$388,750 · Townebank
Apr 27, 2021
—
Pridemore 316 Holdings LLC
—
Deed
related
$318,000 · Business Expansion Funding Corporation
Jan 19, 2010
—
John W Fletcher III
Rhoton,w Porter III & Deborah F
Warranty Deed
related
$373,000 · Rbc Bank
Jun 13, 1997
—
W Porter Rhoton III
—
Deed Of Trust
related
$210,000 · Branch Banking & Trust Co
—
—
John W Fletcher III
—
Deed Of Trust
related
$300,000 · Branch Banking & Trust Co
—
—
John W Fletcher III
—
Deed Of Trust
related
$314,000 · Rbc Centura Bank
—
—
John W Fletcher III
—
Deed Of Trust
related
$50,000 · Rbc Centura Bank
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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