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Property profile & analytics
OFF-MARKET
Estimated value
$11,430,000
Office buildings
4435 Golf Acres Dr, Charlotte, NC 28208-6082
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-2378131
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
59,788 SF
Lot
9.24 ac (402,669 SF)
Zoning code
I-2
APN
11510403
UPID
US53-2378131
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
-
Atrium Health Corporate Operations Corporate Office
-
Building P, Airport Center Parkway, Charlotte, NC Corporate Office
-
Melanie Eckstein, NP Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.16M
Comparable Approach
Comparable
$12.12M
Blend (final)
Blend
$11.43M
Owner & transaction history
Ach O LLC · 17 yrs held
Ach O LLC
since 2008
4 recorded transactions
Zoning & alternative use
I-2 · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$17.9M
+0.2%
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%
$16,415,000
6.5%
$15,155,000
7%
$14,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,845,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$17,870,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$15,580,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$11.43M
Range $10.29M – $12.57M · ±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
$191 / 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
$76,202
Tax year 2023
Assessed value
$10,388,800
Assessed 2024
Previous assessed
$10,428,200
-0.4% YoY
Effective rate
0.73%
On assessed value
Assessed land
$2,540,700
Assessed improvement
$7,848,100
Land market value
$2,540,700
Improvement market value
$7,848,100
Total market value
$10,388,800
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
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
59,788 SF
Lot
9.24 ac (402,669 SF)
Zoning code
I-2
APN
11510403
UPID
US53-2378131
Jurisdiction
MECKLENBURG
Zoning & alternative use
I-2 · Charlotte, NC
Zoning I-2 · permitted uses
I-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
OFFICE BUILDING Current
Est. value
$17.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.9M
AUTO REPAIR, GARAGE
Est. value
$15.6M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
2008
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
9.24 ac
Current owner
From public records · entity-resolved
Ach O LLC
Entity
Mailing address
4521 SHARON RD STE #375, CHARLOTTE, NC 28211-3782
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
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
Sep 4, 2008
—
Ach O LLC
Airport Center Healthcare LLC
Grant Deed
$6,250,000 · Jackson National Life Ins Co
Dec 4, 2007
—
Airport Center Healthcare LLC
Bissell Dabbs Biggers II LLC
Special Warranty Deed
—
Oct 16, 2007
—
Bissell Dabbs Biggers II LLC
Biggers,howard R JR & Linda C
Quit Claim Deed
—
Jan 12, 2005
—
Howard R Biggers JR.
Biggers Howard R JR Trust
Quit Claim 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.
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