Entity Owned Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2019
Total area
16,716 SF
Lot
0.56 ac (24,249 SF)
Zoning code
C-MF
APN
21501223
UPID
US53-0502499
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Apartment Building
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.01M
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.01M
Owner & transaction history
since 2022
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
C-MF · Matthews, NC
Zoning description
here for the C-MF district in § 155.503.4 may be modified through the Flexible Design provisions of § 155.401.7 of this Title. 155.503.5. Mixed-Use District (MUD) A. The Mixed-Use District is established to create the op…
General category
COMMERCIAL
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 3 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
$3.01M
Value range
$2.71M – $3.31M
±10% around blend
Estimated value / SF
$180 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$2.71M
blend $3.01M
$3.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,716 SF
Lot area
0.56 ac
Year built
2019
Stories
3
APN
21501223
Zoning
C-MF
Assessed value
$4,232,600
Annual tax
$31,304
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.93M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.09M
@ 6.5% CAP return
$1.93M
@ 7% CAP return
$1.79M
4
Sales comparison
Partial preview
Sales approach indication
$24.91M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.4 mi away · 12,528 SF
13.5 mi away · 20,164 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 339 sales
$1,439
-87%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $180/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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.20%
Implied, in-place cap rate for this garden apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.20%
9.0%
NOI (est.)
$211k *
Last sale · Nov 2024
$3.01M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.02M
Move the market yield to see immediate price impact.
Value / SF
$300
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
3.70%4.20%4.70%
$190k
$5.13M
$4.52M
$4.04M
$211k
$5.70M
$5.02M
$4.49M
$232k
$6.27M
$5.52M
$4.93M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$35.60M
0.6 mi · Sep 2025 · $1,692/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,304
Tax year 2023
Assessed value
$4,232,600
Assessed 2024
Previous assessed
$4,232,600
+0.0% YoY
Effective rate
0.74%
On assessed value
Assessed land
$451,600
Assessed improvement
$3,781,000
Land market value
$451,600
Improvement market value
$3,781,000
Total market value
$4,232,600
Applied tax rate
19.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Total area
16,716 SF
Lot
0.56 ac (24,249 SF)
Zoning code
C-MF
APN
21501223
UPID
US53-0502499
Jurisdiction
MECKLENBURG
Zoning & alternative use
C-MF · Matthews, NCZoning C-MF · permitted uses
C-MF · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
here for the C-MF district in § 155.503.4 may be modified through the Flexible Design provisions of § 155.401.7 of this Title. 155.503.5. Mixed-Use District (MUD) A. The Mixed-Use District is established to create the op…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
2019
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
0.56 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C-MF
COMMERCIAL
Jurisdiction
Matthews, NC
Recorded code
C-MF
Official district
C-MF
Official district profile
What the municipal code says about C-MF
Zoning description
here for the C-MF district in § 155.503.4 may be modified through the Flexible Design provisions of § 155.401.7 of this Title. 155.503.5. Mixed-Use District (MUD) A. The Mixed-Use District is established to create the op…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-MF in Matthews, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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