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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Commercial land
3218 Providence S Rd Waxhaw, NC 28173
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-3941248
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
6.1 ac (265,585 SF)
Zoning code
CU C-3 WAXHAW
APN
06-162-005N
UPID
US53-3941248
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.75M
Owner & transaction history
Gsi Providence Waxhaw Owner LLC · 4 yrs held
Gsi Providence Waxhaw Owner LLC
since 2022
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
CU C-3 WAXHAW · Waxhaw, 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 Waxhaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waxhaw 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
$1,550,000
ML approach
$1,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $2.00M (Jul 1 2022)
Last sale anchor
$2.00M
Jul 1 2022
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
—
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
$10,056
Tax year 2023
Assessed value
$990,800
Assessed 2023
Previous assessed
$3,763,000
-73.7% YoY
Effective rate
1.01%
On assessed value
Assessed land
$990,800
Land market value
$990,800
Total market value
$990,800
Applied tax rate
528.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
6.1 ac (265,585 SF)
Zoning code
CU C-3 WAXHAW
APN
06-162-005N
UPID
US53-3941248
Jurisdiction
UNION
Zoning & alternative use
CU C-3 WAXHAW · Waxhaw, NC
Zoning CU C-3 WAXHAW · permitted uses
CU C-3 WAXHAW · Waxhaw, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waxhaw. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
6.1 ac
Current owner
From public records · entity-resolved
Gsi Providence Waxhaw Owner LLC
Entity
Mailing address
6805 CARNEGIE BLVD STE #250, CHARLOTTE, NC 28211-4276
Ownership since
2022
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
Jul 1, 2022
$2,000,000
Gsi Providence Waxhaw Owner LLC
Madison Waxhaw Owner LLC
Special Warranty Deed
$9,858,011 · First Carolina Bank
Jan 28, 2021
$3,700,000
Madison Waxhaw Owner LLC
Young Mens Christian Assn Of Grtr
Grant Deed
—
Dec 30, 2015
$1,300,000
Town Of Waxhaw
Wells Fargo Bk NA
Grant Deed
—
Dec 30, 2015
$1,650,000
Ymca Of Greater Charlotte
Wells Fargo Bk NA
Grant Deed
—
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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