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Property profile & analytics
FOR LEASE
Office buildings
435 S Tryon St Charlotte, NC 28202
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US53-1547191
For Lease
$18,325,000
435 S Tryon St, Charlotte, NC 28202
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
49,771 SF
Lot
1.88 ac (81,980 SF)
Zoning code
UMUD-O
APN
12505206
UPID
US53-1547191
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
-
Bernardin's Restaurant At Ratcliffe Restaurant
-
Sandwich Club Take-out & Catering Catering Service
-
Charlotte Executive Limo Town Car Limousine Service
-
Bernardin Florist (Bike/Boat/Book/etc) Store Florist
-
The Ratcliffe Condos of Charlotte Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.62M
Comparable Approach
Comparable
$19.84M
Blend (final)
Blend
$18.33M
Owner & transaction history
Wells Fargo Properties INC · 5 yrs held
Wells Fargo Properties INC
since 2021
2 recorded transactions
Zoning & alternative use
UMUD-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%
$13,665,000
6.5%
$12,615,000
7%
$11,715,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$29,130,000
Current use
Blend value · Realmo final
$18.33M
Range $16.49M – $20.16M · ±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
$368 / 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
$305,184
Tax year 2023
Assessed value
$41,606,500
Assessed 2024
Previous assessed
$44,905,600
-7.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$23,091,200
Assessed improvement
$18,515,300
Land market value
$23,091,200
Improvement market value
$18,515,300
Total market value
$41,606,500
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
2001
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Units
50
Rooms
45
Total area
49,771 SF
Lot
1.88 ac (81,980 SF)
Zoning code
UMUD-O
APN
12505206
UPID
US53-1547191
Jurisdiction
MECKLENBURG
Zoning & alternative use
UMUD-O · Charlotte, NC
Zoning UMUD-O · permitted uses
UMUD-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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$29.1M
OFFICE BUILDING Current
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
2001
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
50
Rooms
45
Lot
1.88 ac
Current owner
From public records · entity-resolved
Wells Fargo Properties INC
Entity
Mailing address
PO BOX 2609TH XX
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2021
—
Wells Fargo Properties INC
Wachovia Development Corporation
Special Warranty Deed
$640,000 · Wells Fargo Bank NA
Mar 30, 2004
—
John M Bean
Boyd,robert W
Warranty 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.
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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