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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Turn key restaurants
3245 David Cox Rd, Charlotte, NC 28269
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-2860155
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1996
Total area
11,316 SF
Lot
3.01 ac (130,898 SF)
Zoning code
B-1SCD
APN
2713211
UPID
US53-2860155
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
$2.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.51M
Owner & transaction history
Lv Group 704 LLC · 3 yrs held
Lv Group 704 LLC
since 2023
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
B-1SCD · Charlotte, 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 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
$2,565,000
ML approach
$2,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $2.40M (May 1 2023)
Last sale anchor
$2.40M
May 1 2023
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
$221 / 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
$17,466
Tax year 2023
Assessed value
$2,381,200
Assessed 2024
Previous assessed
$2,381,300
0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$2,381,100
Assessed improvement
$100
Land market value
$2,381,100
Improvement market value
$100
Total market value
$2,381,200
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1996
Heating
STEAM
Cooling
AC.PACKAGE
Stories
1
Units
1
Rooms
4
Total area
11,316 SF
Lot
3.01 ac (130,898 SF)
Zoning code
B-1SCD
APN
2713211
UPID
US53-2860155
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-1SCD · Charlotte, NC
Zoning B-1SCD · permitted uses
B-1SCD · 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.
Building & site characteristics
From public records
Year built
1996
Heating
STEAM
Cooling
Yes
Stories
1
Units
1
Rooms
4
Lot
3.01 ac
Current owner
From public records · entity-resolved
Lv Group 704 LLC
Entity
Mailing address
8511 DAVIS LK PKWY, CHARLOTTE, NC 28269-0536
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2023
$2,400,000
Lv Group 704 LLC
Bvb Nc LLC
Special Warranty Deed
$1,920,000 · Truist Bank
Mar 14, 2014
$870,000
Bvb-nc LLC
Fbsa 1 LLC
Grant Deed
—
Mar 28, 2013
—
Fbsa 1 LLC
Sandy Ridge Investors LLC
Deed In Lieu Of Foreclosure
related
—
Jun 29, 2007
$2,100,000
Sandy Ridge Investors LLC
Harris Cox Associates LLC
Warranty Deed
$2,100,000 · First National Bank Of Spartanburg
Jun 26, 2006
—
Harris-cox Associates LLC
—
Trustees Deed
related
$110,000 · Gary Mckisock
Sep 16, 1999
—
Harris Cox Associates LLC
—
Deed Of Trust
related
—
Mar 3, 1997
—
Harris-cox Associates LLC
—
Deed Of Trust
related
$137,500 · Nationsbank
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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