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Property profile & analytics
OFF-MARKET
Estimated value
$3,055,000
Day care centers
8425 Discovery Ln Charlotte, NC 28216-1209
Entity Owned
5-yr Hold
Property ID
US53-1132167
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2006
Total area
10,250 SF
Lot
2 ac (87,294 SF)
Zoning code
R-3
APN
3517830
UPID
US53-1132167
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
Current use
Occupant on record · Public records
-
The Growing Years Learning Centers (Discovery) Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.14M
Blend (final)
Blend
$3.06M
Owner & transaction history
8425 Discovery Lane Charlotte LLC · 5 yrs held
8425 Discovery Lane Charlotte LLC
since 2020
Last sale
$2.8M
5 recorded transactions
Zoning & alternative use
R-3 · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This districts is hereby established to protect and promote the development of single family housing and a limited number of public and institutional uses
Zone name
Single Family Residential District
General category
CIVIC_INSTITUTIONAL
Zone area
410.80 ac
Source
Realmo
Top alternative use upside
Office building
$4.6M
+115.7%
Medical building
$4.1M
+92.2%
Retail stores
$3.2M
+50.7%
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
$3,255,000
ML approach
$3,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,150,000
Current use
OFFICE BUILDING
$4,635,000
Change: +116% · Conversion: Difficult
MEDICAL BUILDING
$4,130,000
Change: +92% · Conversion: Difficult
RETAIL STORES
$3,240,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$3.06M
Range $2.75M – $3.36M · ±10% · vs last sale $2.81M (Dec 30 2020)
Last sale anchor
$2.81M
Dec 30 2020
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
$298 / 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
$18,023
Tax year 2023
Assessed value
$2,457,100
Assessed 2024
Previous assessed
$2,472,900
-0.6% YoY
Effective rate
0.73%
On assessed value
Assessed land
$995,900
Assessed improvement
$1,461,200
Land market value
$995,900
Improvement market value
$1,461,200
Total market value
$2,457,100
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
10,250 SF
Lot
2 ac (87,294 SF)
Zoning code
R-3
APN
3517830
UPID
US53-1132167
Jurisdiction
MECKLENBURG
Zoning & alternative use
R-3 · Charlotte, NCZoning R-3 · permitted uses
R-3 · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This districts is hereby established to protect and promote the development of single family housing and a limited number of public and institutional uses
Zone name
Single Family Residential District
General category
CIVIC_INSTITUTIONAL
Zone area
410.80 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.2M
OFFICE BUILDING
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.1M
RETAIL STORES
Est. value
$3.2M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
2006
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
2 ac
Current owner
From public records · entity-resolved
8425 Discovery Lane Charlotte LLC
Entity
Mailing address
111 E WACKER DR STE #1200, CHICAGO, IL 60601-4203
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2022
—
8425 Discovery Lane Charlotte LLC
—
Deed
related
$2,429,000 · First National Bank Of Pennsylvania
Dec 30, 2020
$2,812,000
8425 Discovery Lane Charlotte LLC
Big Block Development LLC
Special Warranty Deed
$100,000 · Wintrust Bank NA
May 25, 2005
—
Big Block Dev LLC
Big Block Dev LLC
Quit Claim Deed
related
$1,933,682 · Mechanics & Farmers Bank
May 19, 2005
—
Big Block Dev LLC
Vann,edna H
Warranty Deed
—
—
—
Big Block Dev LLC
—
Deed Of Trust
related
$1,125,000 · First Citizens Bank & Trust Co
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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