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Property profile & analytics
OFF-MARKET
Estimated value
$3,795,000
Office buildings
3501 Performance Rd Charlotte, NC 28214-9056
Entity Owned
6-yr Hold
Free & Clear
Property ID
US53-5389926
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Total area
16,514 SF
Lot
4.02 ac (174,937 SF)
Zoning code
I-1
APN
5314103
UPID
US53-5389926
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
-
Wmyt Television Studio Media Distribution
-
FOX 46 WJZY Television Studio Media Distribution
-
Queen City News Newspaper & Magazine Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.56M
CAP Approach
CAP
$4.19M
Comparable Approach
Comparable
$3.53M
Blend (final)
Blend
$3.80M
Owner & transaction history
Nexstar Broadcasting INC · 6 yrs held
Nexstar Broadcasting INC
since 2020
Last sale
$2.9M
3 recorded transactions
Zoning & alternative use
I-1 · 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
$4,735,000
ML approach
$4,555,000
CAP Approach
CAP Return
Estimation
6%
$4,535,000
6.5%
$4,185,000
7%
$3,885,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,975,000
Current use
RETAIL STORES
$5,350,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,935,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.80M
Range $3.42M – $4.17M · ±10% · vs last sale $2.89M (Mar 2 2020)
Last sale anchor
$2.89M
Mar 2 2020
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
$230 / 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
Assessed value
$3,058,500
Assessed 2024
Previous assessed
$3,098,300
-1.3% YoY
Assessed land
$1,053,200
Assessed improvement
$2,005,300
Land market value
$1,053,200
Improvement market value
$2,005,300
Total market value
$3,058,500
Applied tax rate
14.0000
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
1967
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
40
Total area
16,514 SF
Lot
4.02 ac (174,937 SF)
Zoning code
I-1
APN
5314103
UPID
US53-5389926
Jurisdiction
MECKLENBURG
Zoning & alternative use
I-1 · Charlotte, NCZoning I-1 · permitted uses
I-1 · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.0M
RETAIL STORES
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1967
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
40
Lot
4.02 ac
Current owner
From public records · entity-resolved
Nexstar Broadcasting INC
Entity
Free & Clear · 6 yrs held
Mailing address
545 E JOHN CARPENTER FWY, IRVING, TX 75062-3931
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2020
$2,888,500
Nexstar Broadcasting INC
Fox Television Stations LLC
Grant Deed
—
Apr 17, 2013
$963,500
Fox Television Stations INC
Cbc Real Estate Co INC
Grant Deed
—
Jun 10, 2008
$607,500
200 Peachtree LLC
Cbc Real Estate Co INC
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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