Entity Owned Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1982
Total area
74,033 SF
Lot
5.34 ac (232,741 SF)
Zoning code
R9MFCD
APN
15716615
UPID
US53-2081610
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Retirement Community
-
Nursing Home
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$19.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.95M
Owner & transaction history
since 2024
Last sale
$19.9M
3 recorded transactions
Zoning & alternative use
R9MFCD · Charlotte, NC
Top alternative use upside
Medical building
$29.8M
+125.8%
Retail stores
$24.0M
+81.5%
Neighborhood: shopping center
$22.1M
+67.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$19.95M
Value range
$17.95M – $21.94M
±10% around blend
Estimated value / SF
$269 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$17.95M
blend $19.95M
$21.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
74,033 SF
Lot area
5.34 ac
Year built
1982
Stories
1
APN
15716615
Zoning
R9MFCD
Assessed value
$9,029,300
Annual tax
$66,230
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$19.95M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 19 sales
$178
+51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $269/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+126%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Office Building
Homes (retired, Handicap, Rest, Convalescent, Nursing) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$19.94M
Move the market yield to see immediate price impact.
Value / SF
$269
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.26M
$25.13M
$17.95M
$13.96M
$1.40M
$27.92M
$19.94M
$15.51M
$1.54M
$30.71M
$21.94M
$17.06M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$66,230
Tax year 2023
Assessed value
$9,029,300
Assessed 2024
Previous assessed
$9,078,100
-0.5% YoY
Effective rate
0.73%
On assessed value
Assessed land
$2,189,000
Assessed improvement
$6,840,300
Land market value
$2,189,000
Improvement market value
$6,840,300
Total market value
$9,029,300
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1982
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Rooms
99
Total area
74,033 SF
Lot
5.34 ac (232,741 SF)
Zoning code
R9MFCD
APN
15716615
UPID
US53-2081610
Jurisdiction
MECKLENBURG
Zoning & alternative use
R9MFCD · Charlotte, NCZoning R9MFCD · permitted uses
R9MFCD · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1982
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Rooms
99
Lot
5.34 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R9MFCD
Jurisdiction
Charlotte, NC
Recorded code
R9MFCD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R9MFCD in Charlotte, NC.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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