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Property profile & analytics
OFF-MARKET
Estimated value
$37,300,000
Garden apartment buildings
8415 Brooksedge Dr, Charlotte, NC 28216-1889
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-5690121
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2003
Total area
13,872 SF
Lot
10.9 ac (474,673 SF)
Zoning code
R17MFCD
APN
2531298
UPID
US53-5690121
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$36.30M
Blend (final)
Blend
$37.30M
Owner & transaction history
The Murray Al LP · 3 yrs held
The Murray Al LP
since 2022
Last sale
$37.3M
7 recorded transactions
Zoning & alternative use
R17MFCD · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$34.6M
+26.7%
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
$38,400,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$27,285,000
Current use
INDUSTRIAL (GENERAL)
$34,565,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$37.30M
Range $33.57M – $41.03M · ±10% · vs last sale $37.25M (Nov 17 2022)
Last sale anchor
$37.25M
Nov 17 2022
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
$2,689 / 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
$240,378
Tax year 2023
Assessed value
$32,771,400
Assessed 2024
Previous assessed
$33,879,100
-3.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$5,099,700
Assessed improvement
$27,671,700
Land market value
$5,099,700
Improvement market value
$27,671,700
Total market value
$32,771,400
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2003
Heating
STEAM
Cooling
CENTRAL
Buildings
9
Stories
3
Total area
13,872 SF
Lot
10.9 ac (474,673 SF)
Zoning code
R17MFCD
APN
2531298
UPID
US53-5690121
Jurisdiction
MECKLENBURG
Zoning & alternative use
R17MFCD · Charlotte, NC
Zoning R17MFCD · permitted uses
R17MFCD · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$27.3M
INDUSTRIAL (GENERAL)
Est. value
$34.6M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
2003
Heating
STEAM
Cooling
Yes
Stories
3
Buildings
9
Lot
10.9 ac
Current owner
From public records · entity-resolved
The Murray Al LP
Entity
Mailing address
4890 W KENNEDY BLVD STE #900, TAMPA, FL 33609-1850
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2022
$37,250,000
The Murray Al LP
Apartment Reit Residences At Braema
Special Warranty Deed
$23,390,000 · Capital One Bank NA
May 4, 2020
—
Apartent Reit Residences At Br
—
Deed
related
$17,825 · Newmark Knight Frank
May 4, 2017
—
Apartment Reit Residences Of Brae
—
Grant Deed
related
$24,684,000 · Berkeley Point Cap
Jul 5, 2007
$15,000,000
Apartment Reit Residences Of Brae
Braemar Housing
Warranty Deed
—
Dec 23, 1998
$880,000
Braemer Housing Ltd Partne
Wedgewood,proper
Grant Deed
—
—
—
Apartment Reit Residences Of Brae
—
Deed Of Trust
related
$11,350,000 · Cbre Multifamily Cap
—
—
Apartent Reit Residences At Br
—
Deed Of Trust
related
$17,825 · Newmark Knight Frank
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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