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Property profile & analytics
OFF-MARKET
Estimated value
$7,340,000
Motels
3420 Queen City Dr, Charlotte, NC 28208-3550
Individually Owned
4-yr Hold
Free & Clear
Property ID
US53-1061738
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1999
Total area
51,861 SF
Lot
6.13 ac (267,197 SF)
Zoning code
B-1(CD)
APN
6124105
UPID
US53-1061738
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
$7.54M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.89M
Blend (final)
Blend
$7.34M
Owner & transaction history
The Salvation Army · 4 yrs held
The Salvation Army
since 2022
Last sale
$7.2M
6 recorded transactions
Zoning & alternative use
B-1(CD) · 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
$7,420,000
ML approach
$7,540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,995,000
Current use
Blend value · Realmo final
$7.34M
Range $6.61M – $8.07M · ±10% · vs last sale $7.20M (Jan 31 2022)
Last sale anchor
$7.20M
Jan 31 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
$142 / 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
$48,662
Tax year 2023
Assessed value
$6,634,200
Assessed 2024
Previous assessed
$6,685,800
-0.8% YoY
Effective rate
0.73%
On assessed value
Assessed land
$2,644,400
Assessed improvement
$3,989,800
Land market value
$2,644,400
Improvement market value
$3,989,800
Total market value
$6,634,200
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1999
Heating
HEAT PUMP
Cooling
WALL UNIT
Stories
3
Units
124
Total area
51,861 SF
Lot
6.13 ac (267,197 SF)
Zoning code
B-1(CD)
APN
6124105
UPID
US53-1061738
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-1(CD) · Charlotte, NC
Zoning B-1(CD) · permitted uses
B-1(CD) · 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
HOTEL/MOTEL Current
Est. value
$8.0M
HOTEL/MOTEL Current
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
1999
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Units
124
Lot
6.13 ac
Current owner
From public records · entity-resolved
The Salvation Army
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 31128, CHARLOTTE, NC 28231-1128
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2022
$7,200,000
The Salvation Army
Pdp Hospitality LLC
Special Warranty Deed
—
Feb 2, 2017
—
Pdp Hospitality LLC
—
Deed
related
$712,000 · Carolina Business Capital INC
Dec 5, 2016
$2,300,000
Pdp Hospitality LLC
G6 Hospitality Porverty LLC
Special Warranty Deed
$1,156,750 · The Fidelity Bank
Nov 6, 2012
$2,402,500
G6 Hospitality Property LLC
Fourth Berkshire Props LLC
Deed Of Trust
related
$1,050,000,000 · Citigroup Global Markets Realt
Sep 15, 1998
$550,000
Funding Glasjar
Glasjar,funding
Grant Deed
related
—
—
—
G6 Hospitality Property LLC
—
Deed Of Trust
related
$1,800,000,000 · German Am Cap
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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