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Property profile & analytics
OFF-MARKET
Estimated value
$1,810,000
Garden apartment buildings
425 White Water Fls Dr, Charlotte, NC 28217-5255
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-5611788
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2010
Total area
14,336 SF
Lot
11.87 ac (516,883 SF)
Zoning code
R17MFCD
APN
16707207
UPID
US53-5611788
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$1.81M
Owner & transaction history
West Shore Ansley LLC · 7 yrs held
West Shore Ansley LLC
since 2019
6 recorded transactions
Zoning & alternative use
R17MFCD · 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.81M
Range $1.63M – $1.99M · ±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
$126 / 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
$299,183
Tax year 2023
Assessed value
$40,788,400
Assessed 2024
Previous assessed
$40,788,400
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$6,613,500
Assessed improvement
$34,174,900
Land market value
$6,613,500
Improvement market value
$34,174,900
Total market value
$40,788,400
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2010
Heating
STEAM
Cooling
CENTRAL
Buildings
10
Stories
3
Bathrooms
24
Total area
14,336 SF
Lot
11.87 ac (516,883 SF)
Zoning code
R17MFCD
APN
16707207
UPID
US53-5611788
Jurisdiction
MECKLENBURG
Zoning & alternative use
R17MFCD · Charlotte, NC
Zoning R17MFCD · permitted uses
R17MFCD · 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
2010
Heating
STEAM
Cooling
Yes
Stories
3
Buildings
10
Bathrooms
24
Lot
11.87 ac
Current owner
From public records · entity-resolved
West Shore Ansley LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1 INTERNATIONAL PL STE #3900, BOSTON, MA 02110-4203
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2019
$47,050,000
West Shore Ansley LLC
Ansley Falls Apartments LLC
Grant Deed
related
—
Mar 14, 2014
$36,700,000
Ansley Falls Apartments LLC
Bes Ansley Fund Viii LLC
Trustees Deed
$22,020,000 · Lender Private Party
Jul 8, 2011
$28,800,000
Bes Ansley Fund Viii LLC
Ansley At Tyvola Road LLC
Trustees Deed
related
$18,725,000 · Miscellaneous Ins Co
Dec 8, 2008
$666,500
Mpp Tyvola LLC
Greene C & N M Trust
Grant Deed
—
Dec 8, 2008
$3,012,000
Ansley At Tyvola Road LLC
Mpp Tyvola LLC
Grant Deed
$20,350,000 · Compass Bank
Mar 25, 2008
—
Castanas-greene Living Trust
Greene,william S JR & Ewanna C
Quit Claim Deed
related
—
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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