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Property profile & analytics
FOR LEASE
Office buildings
401 S Graham St, Charlotte, NC 28202
Entity Owned
7-yr Hold
Free & Clear
Property ID
US53-1863668
For Lease
1 / 4
Contact for pricing
401 S Graham St, Charlotte, NC 28202
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2019
Total area
388,627 SF
Lot
0.71 ac (30,772 SF)
Zoning code
UMUD
APN
7312404
UPID
US53-1863668
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
-
First National Bank Bank Loan Service
-
Dominion Realty Partners - Charlotte Construction Company General Contractor
-
First National Bank ATM Atm
-
Parking Parking Lot & Garage
-
The Reed Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$98.50M
Comparable Approach
Comparable
$88.94M
Blend (final)
Blend
$106.84M
Owner & transaction history
401 South Graham Owner LLC · 7 yrs held
401 South Graham Owner LLC
since 2018
4 recorded transactions
Zoning & alternative use
UMUD · 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%
$106,700,000
6.5%
$98,495,000
7%
$91,460,000
Blend value · Realmo final
$106.84M
Range $96.15M – $117.52M · ±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
$275 / 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
$794,871
Tax year 2023
Assessed value
$108,366,800
Assessed 2024
Previous assessed
$119,791,500
-9.5% YoY
Effective rate
0.73%
On assessed value
Assessed land
$5,243,400
Assessed improvement
$103,123,400
Land market value
$5,243,400
Improvement market value
$103,123,400
Total market value
$108,366,800
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
For Lease
Year built
2019
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
3
Total area
388,627 SF
Lot
0.71 ac (30,772 SF)
Zoning code
UMUD
APN
7312404
UPID
US53-1863668
Jurisdiction
MECKLENBURG
Zoning & alternative use
UMUD · Charlotte, NC
Zoning UMUD · permitted uses
UMUD · 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
2019
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
4
Lot
0.71 ac
Current owner
From public records · entity-resolved
401 South Graham Owner LLC
Entity
Free & Clear · 7 yrs held
Mailing address
51 MADISON AVE #906, NEW YORK, NY 10010-1603
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2019
—
401 South Graham Owner LLC
—
Grant Deed
related
$65,325,000 · Wells Fargo Bk
Dec 21, 2018
$5,250,000
401 South Graham Owner LLC
401 South Graham Street LLC
Grant Deed
—
Dec 21, 2018
—
401 South Graham Owner LLC
401 South Graham Street LLC
Quit Claim Deed
—
Dec 13, 2017
—
401 South Graham Street LLC
Mchenry,jonathan R
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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