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Property profile & analytics
OFF-MARKET
Estimated value
$56,530,000
Office buildings
400 Morehead St, Charlotte, NC 28202-2610
Entity Owned
Free & Clear
Property ID
US53-1288126
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Total area
179,225 SF
Lot
4.27 ac (186,132 SF)
Zoning code
MUDD-O
APN
12302401
UPID
US53-1288126
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
-
Emily C. Bigby, MD Physician
-
Nancy Gritter Physician Medical Clinic
-
Anna E. Mistretta, MD Physician
-
Dowd Y CrossFit Gym & Fitness Center
-
Fearless Athlete Swim Team (FAST) Swimming Pool Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$45.43M
Comparable Approach
Comparable
$48.65M
Blend (final)
Blend
$56.53M
Owner & transaction history
YMCA CHARLOTTE & MECKLENBURG
YMCA CHARLOTTE & MECKLENBURG
Zoning & alternative use
MUDD-O · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$49,210,000
6.5%
$45,425,000
7%
$42,180,000
Blend value · Realmo final
$56.53M
Range $50.88M – $62.18M · ±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
$315 / 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
$434,828
Tax year 2023
Assessed value
$59,281,200
Assessed 2024
Effective rate
0.73%
On assessed value
Assessed land
$39,098,500
Assessed improvement
$20,182,700
Land market value
$39,098,500
Improvement market value
$20,182,700
Total market value
$59,281,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1954
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
99
Bathrooms
14
Total area
179,225 SF
Lot
4.27 ac (186,132 SF)
Zoning code
MUDD-O
APN
12302401
UPID
US53-1288126
Jurisdiction
MECKLENBURG
Zoning & alternative use
MUDD-O · Charlotte, NC
Zoning MUDD-O · permitted uses
MUDD-O · 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
1954
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
99
Bathrooms
14
Lot
4.27 ac
Current owner
From public records · entity-resolved
YMCA CHARLOTTE & MECKLENBURG
Individual
Free & Clear · 0 yrs held
Mailing address
400 E MOREHEAD ST, CHARLOTTE, NC 28202-2610
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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