7731 Little Ave Charlotte, NC 28226-8297
Individually Owned
1-yr Hold
Free & Clear
Estimated value (blended)
$1.50M
Range $1.35M – $1.65M (±10%)
Implied cap rate
5.50%
In-place · NOI ÷ last sale
Property ID
US53-0460277
Property summary
AI-generated overview
This exceptional investment opportunity presents a fully leased, 5,000 square foot medical and traditional office building situated on a 0.79-acre lot in Charlotte, North Carolina. The single-story building, constructed in 1999, boasts a 100% occupancy rate with five tenants under a gross lease structure. The property offers a compelling 7.00% capitalization rate, generating a net operating income (NOI) of $109,740, with an asking price of $1,567,714. This translates to a price per square foot of $313.54. The property is zoned O-1 and enjoys a prime location across from Carmel Commons Shopping Center, providing convenient access to I-485 and Ballantyne. The building's strong tenant base and stable income stream make it an attractive investment for those seeking a stabilized, multi-tenant property in a desirable Charlotte location. Showings are by appointment only to avoid disturbing current tenants. This is a rare opportunity to acquire a high-performing asset in a thriving market. The property address is 7731 Little Ave, Charlotte, NC 28226.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Total area
5,004 SF
Lot
0.78 ac (33,936 SF)
Zoning code
O-1
APN
20924314
UPID
US53-0460277
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
-
Physician
-
Home Health Care Service
-
Real Estate Agency
-
Alternative Medicine Practice Spa & Massage Center
-
Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.50M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.50M
Owner & transaction history
since 2024
Last sale
$1.5M
6 recorded transactions
Zoning & alternative use
O-1 · Charlotte, NC
Top alternative use upside
Medical building
$2.0M
+6.2%
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.
All 15 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.50M
Value range
$1.35M – $1.65M
±10% around blend
Estimated value / SF
$300 / SF
Confidence
High
15 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$1.35M
blend $1.50M
$1.65M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,004 SF
Lot area
0.78 ac
Year built
1997
Stories
1
APN
20924314
Assessed value
$1,399,100
Annual tax
$10,262
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.27M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.38M
@ 6.5% CAP return
$1.27M
@ 7% CAP return
$1.18M
4
Sales comparison
Partial preview
Sales approach indication
$1.87M
Weighted, 15 comps · high confidence
Evidence
15 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.4 mi away · 3,889 SF
3.2 mi away · 4,523 SF
4.2 mi away · 4,975 SF
4.6 mi away · 5,920 SF
4.6 mi away · 4,576 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 75 sales
$379
-21%
Submarket 859 sales
$362
-17%
County 1075 sales
$354
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $300/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+6%
vs current-use indication
Office Building · current use
Retail Stores
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
Comparable evidence · 15 sales
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 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 · 5.50%
9.0%
NOI (est.)
$105k *
Last sale · Dec 2024
$1.50M
* 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$1.91M
Move the market yield to see immediate price impact.
Value / SF
$382
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%
$95k
$1.89M
$1.72M
$1.58M
$105k
$2.10M
$1.91M
$1.75M
$116k
$2.31M
$2.10M
$1.93M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
15 found
High confidence · county-verified
Closest comparable
$1.75M
0.2 mi · Nov 2025 · $496/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,262
Tax year 2023
Assessed value
$1,399,100
Assessed 2024
Previous assessed
$1,422,700
-1.7% YoY
Effective rate
0.73%
On assessed value
Assessed land
$960,300
Assessed improvement
$438,800
Land market value
$960,300
Improvement market value
$438,800
Total market value
$1,399,100
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
1997
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
5,004 SF
Lot
0.78 ac (33,936 SF)
Zoning code
O-1
APN
20924314
UPID
US53-0460277
Jurisdiction
MECKLENBURG
Zoning & alternative use
O-1 · Charlotte, NCZoning O-1 · permitted uses
O-1 · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1997
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.78 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
O-1
Jurisdiction
Charlotte, NC
Recorded code
O-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for O-1 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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