Entity Owned Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2008
Total area
19,056 SF
Lot
18.83 ac (820,278 SF)
Zoning code
R15MFCD
APN
19323107
UPID
US53-2143977
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
by Request
CAP Approach
CAP
$2.20M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.19M
Owner & transaction history
since 2007
2 recorded transactions
Zoning & alternative use
R15MFCD · Matthews, 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.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$2.19M
Value range
$1.97M – $2.41M
±10% around blend
Estimated value / SF
$115 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$1.97M
blend $2.19M
$2.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,056 SF
Lot area
18.83 ac
Year built
2008
Stories
1
APN
19323107
Zoning
R15MFCD
Assessed value
$36,229,400
Annual tax
$267,953
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.20M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.38M
@ 6.5% CAP return
$2.20M
@ 7% CAP return
$2.04M
4
Sales comparison
Partial preview
Sales approach indication
$32.96M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.3 mi away · 23,354 SF
13.6 mi away · 20,164 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.19M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 339 sales
$1,439
-92%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $115/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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$36.23M
Move the market yield to see immediate price impact.
Value / SF
$1,901
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%7.00%9.00%
$2.28M
$45.65M
$32.61M
$25.36M
$2.54M
$50.72M
$36.23M
$28.18M
$2.79M
$55.79M
$39.85M
$31.00M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$35.60M
0.5 mi · Sep 2025 · $1,692/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$267,953
Tax year 2023
Assessed value
$36,229,400
Assessed 2024
Previous assessed
$36,269,900
-0.1% YoY
Effective rate
0.74%
On assessed value
Assessed land
$4,302,800
Assessed improvement
$31,926,600
Land market value
$4,302,800
Improvement market value
$31,926,600
Total market value
$36,229,400
Applied tax rate
19.0000
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
2008
Heating
STEAM
Cooling
YES
Buildings
10
Stories
1
Total area
19,056 SF
Lot
18.83 ac (820,278 SF)
Zoning code
R15MFCD
APN
19323107
UPID
US53-2143977
Jurisdiction
MECKLENBURG
Zoning & alternative use
R15MFCD · Matthews, NCZoning R15MFCD · permitted uses
R15MFCD · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2008
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
10
Lot
18.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R15MFCD
Jurisdiction
Matthews, NC
Recorded code
R15MFCD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R15MFCD in Matthews, 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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