Entity Owned Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2014
Total area
330,281 SF
Lot
3.23 ac (140,742 SF)
Zoning code
MUDDO
APN
9110203
UPID
US53-0471217
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$72.50M
CAP Approach
CAP
$61.48M
Comparable Approach
Comparable
$74.60M
Blend (final)
Blend
$72.50M
Owner & transaction history
since 2024
Last sale
$72.5M
7 recorded transactions
Zoning & alternative use
MUDDO · Charlotte, NC
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$72.50M
Value range
$65.25M – $79.75M
±10% around blend
Estimated value / SF
$220 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$65.25M
blend $72.50M
$79.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
330,281 SF
Lot area
3.23 ac
Year built
2014
Stories
3
APN
9110203
Zoning
MUDDO
Assessed value
$57,361,600
Annual tax
$420,747
3
Income approach: direct capitalization
Partial preview
Income approach indication
$61.48M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$66.61M
@ 6.5% CAP return
$61.48M
@ 7% CAP return
$57.09M
4
Sales comparison
Partial preview
Sales approach indication
$74.60M
Range $54.33M – $310.69M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$72.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$481
-54%
Submarket 318 sales
$1,438
-85%
County 339 sales
$1,439
-85%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $220/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.50%
Implied, in-place cap rate for this garden apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.50%
9.0%
NOI (est.)
$5.08M *
Last sale · Nov 2024
$72.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$92.27M
Move the market yield to see immediate price impact.
Value / SF
$279
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%5.50%6.00%
$4.57M
$91.35M
$83.05M
$76.13M
$5.08M
$101.50M
$92.27M
$84.58M
$5.58M
$111.65M
$101.50M
$93.04M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$420,747
Tax year 2023
Assessed value
$57,361,600
Assessed 2024
Previous assessed
$72,140,900
-20.5% YoY
Effective rate
0.73%
On assessed value
Assessed land
$9,553,300
Assessed improvement
$47,808,300
Land market value
$9,553,300
Improvement market value
$47,808,300
Total market value
$57,361,600
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2014
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
3
Rooms
6
Bathrooms
3
Total area
330,281 SF
Lot
3.23 ac (140,742 SF)
Zoning code
MUDDO
APN
9110203
UPID
US53-0471217
Jurisdiction
MECKLENBURG
Zoning & alternative use
MUDDO · Charlotte, NCZoning MUDDO · permitted uses
MUDDO · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2014
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Rooms
6
Bathrooms
3
Lot
3.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MUDDO
Jurisdiction
Charlotte, NC
Recorded code
MUDDO
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MUDDO in Charlotte, NC.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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