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Property profile & analytics
OFF-MARKET
Estimated value
$1,245,000
Day care centers
3960 Arrowood Rd Charlotte, NC 28273-0013
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US53-1653052
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2011
Total area
11,136 SF
Lot
1.91 ac (83,330 SF)
Zoning code
B-1(CD)
APN
20104116
UPID
US53-1653052
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
-
Primrose School of Lake Wylie Daycare Center
-
Maddie's Daycare High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.25M
Owner & transaction history
Gp Realty Lllc · 6 yrs held
Gp Realty Lllc
since 2019
2 recorded transactions
Zoning & alternative use
B-1(CD) · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this district is to create and protect business centers for the retailing of merchandise such as groceries, drugs and household items and the provision of professional services for the convenience of dwellers of nearby residential areas, this conditional district allow for the establishment of certain uses, which, because of their nature or sc…
Zone name
Neighborhood Business Conditional Zoning District
General category
COMMERCIAL
Zone area
495.57 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.25M
Range $1.12M – $1.37M · ±10%
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
$112 / 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
$15,773
Tax year 2023
Assessed value
$2,150,300
Assessed 2024
Previous assessed
$2,208,300
-2.6% YoY
Effective rate
0.73%
On assessed value
Assessed land
$839,500
Assessed improvement
$1,310,800
Land market value
$839,500
Improvement market value
$1,310,800
Total market value
$2,150,300
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2011
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
11,136 SF
Lot
1.91 ac (83,330 SF)
Zoning code
B-1(CD)
APN
20104116
UPID
US53-1653052
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-1(CD) · Charlotte, NCZoning 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
Zoning description
The purpose of this district is to create and protect business centers for the retailing of merchandise such as groceries, drugs and household items and the provision of professional services for the convenience of dwellers of nearby residential areas, this conditional district allow for the establishment of certain uses, which, because of their nature or scale, have particular impacts on both the immediate area and the community as a whole
Zone name
Neighborhood Business Conditional Zoning District
General category
COMMERCIAL
Zone area
495.57 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2011
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.91 ac
Current owner
From public records · entity-resolved
Gp Realty Lllc
Entity
Mailing address
12518 BANNOCK DR, CHARLOTTE, NC 28277-1690
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2019
$4,150,000
Gp Realty Lllc
Mahal Desigh & Development Company
Special Warranty Deed
—
Jan 21, 2009
$680,000
Primrose School Franchising Co
Arrowood Village Investors LLC
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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