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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Drive through restaurants
4322 Sunset Rd, Charlotte, NC 28216-2352
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US53-1688620
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1995
Total area
3,637 SF
Lot
1.65 ac (72,048 SF)
Zoning code
B-2
APN
4122112
UPID
US53-1688620
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
-
Bojangles Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$1.74M
Owner & transaction history
Ms Charlotte LLC · 6 yrs held
Ms Charlotte LLC
since 2020
Last sale
$1.6M
3 recorded transactions
Zoning & alternative use
B-2 · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+8.1%
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
$1,795,000
ML approach
$1,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,325,000
Current use
COMMERCIAL (GENERAL)
$2,510,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±10% · vs last sale $1.55M (Feb 4 2020)
Last sale anchor
$1.55M
Feb 4 2020
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
$477 / 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
$10,906
Tax year 2023
Assessed value
$1,486,800
Assessed 2024
Previous assessed
$1,634,100
-9.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$987,300
Assessed improvement
$499,500
Land market value
$987,300
Improvement market value
$499,500
Total market value
$1,486,800
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1995
Heating
STEAM
Cooling
AC.PACKAGE
Stories
1
Units
1
Rooms
3
Total area
3,637 SF
Lot
1.65 ac (72,048 SF)
Zoning code
B-2
APN
4122112
UPID
US53-1688620
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-2 · Charlotte, NC
Zoning B-2 · permitted uses
B-2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RESTAURANT Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1995
Heating
STEAM
Cooling
Yes
Stories
1
Units
1
Rooms
3
Lot
1.65 ac
Current owner
From public records · entity-resolved
Ms Charlotte LLC
Entity
Mailing address
235 MAIN ST, NORTH READING, MA 01864-3104
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2020
$1,550,000
Ms Charlotte LLC
Cypress Development Partners LLC
Special Warranty Deed
$852,500 · Ameris Bank
Sep 30, 2019
$1,250,000
Cypress Development Partners LLC
Amanda K Phifer
Warranty Deed
$1,082,000 · Ameris Bank
Apr 16, 2009
—
Yvonne H Phifer
Phifer,johnny C & Yvonne H
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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