Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
407,265 SF
Lot
38.18 ac (1,662,990 SF)
Zoning code
RE-1(CD)
APN
4711203
UPID
US53-0725973
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Security Service
-
Building Supply
-
Industrial Manufacturer Production Facility
-
Home Inspector
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$79.84M
Blend (final)
Blend
$71.71M
Owner & transaction history
since 2022
Last sale
$72.4M
6 recorded transactions
Zoning & alternative use
RE-1(CD) · Charlotte, NC
Zoning description
This district is designed to provide areas in which research and related operations may be established, this conditional district allow for the establishment of certain uses, which, because of their nature or scale, have…
General category
UNKNOWN
Top alternative use upside
Auto repair, garage
$106.1M
+3.3%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
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
$71.71M
Value range
$64.53M – $78.88M
±10% around blend
Estimated value / SF
$176 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$64.53M
blend $71.71M
$78.88M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
407,265 SF
Lot area
38.18 ac
Year built
1982
Stories
2
APN
4711203
Zoning
RE-1(CD)
Assessed value
$58,837,200
Annual tax
$431,571
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$79.84M
Range $78.41M – $130.64M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$71.71M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 51 sales
$252
-30%
Submarket 859 sales
$362
-51%
County 1075 sales
$354
-50%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $176/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+3%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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.
17% off on annual
Unlock the complete Cap Rate workflow
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
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Overview
Implied cap rate
7.00%
Implied, in-place cap rate for this office 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 · 7.00%
9.0%
NOI (est.)
$5.07M *
Last sale · Dec 2022
$72.42M
* 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$72.42M
Move the market yield to see immediate price impact.
Value / SF
$178
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
6.50%7.00%7.50%
$4.56M
$70.19M
$65.18M
$60.83M
$5.07M
$77.99M
$72.42M
$67.59M
$5.58M
$85.79M
$79.66M
$74.35M
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
$431,571
Tax year 2023
Assessed value
$58,837,200
Assessed 2024
Previous assessed
$53,842,400
+9.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$6,527,300
Assessed improvement
$52,309,900
Land market value
$6,527,300
Improvement market value
$52,309,900
Total market value
$58,837,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Rooms
49
Total area
407,265 SF
Lot
38.18 ac (1,662,990 SF)
Zoning code
RE-1(CD)
APN
4711203
UPID
US53-0725973
Jurisdiction
MECKLENBURG
Zoning & alternative use
RE-1(CD) · Charlotte, NCZoning RE-1(CD) · permitted uses
RE-1(CD) · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district is designed to provide areas in which research and related operations may be established, this conditional district allow for the establishment of certain uses, which, because of their nature or scale, have…
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1982
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Rooms
49
Lot
38.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RE-1(CD)
UNKNOWN
Jurisdiction
Charlotte, NC
Recorded code
RE-1(CD)
Official district
RE-1(CD)
Official district profile
What the municipal code says about RE-1(CD)
Zoning description
This district is designed to provide areas in which research and related operations may be established, this conditional district allow for the establishment of certain uses, which, because of their nature or scale, have…
General category
UNKNOWN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RE-1(CD) in Charlotte, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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