Individually Owned Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2004
Total area
88,648 SF
Lot
13.57 ac (591,283 SF)
Zoning code
CC
APN
4322108
UPID
US53-2423552
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
-
Pharmacy
-
Physician
-
Bank Credit Union
-
Atm
-
Bank Credit Union
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.08M
Comparable Approach
Comparable
$28.83M
Blend (final)
Blend
$23.33M
Owner & transaction history
since 2023
Last sale
$22.4M
3 recorded transactions
Zoning & alternative use
CC · Charlotte, NC
Zoning description
The commercial center development district is hereby established in order to accommodate, in areas outside of the Uptown Charlotte expressway loop, the development of shopping centers and individual retail establishments…
General category
COMMERCIAL
Top alternative use upside
Medical building
$35.7M
+24.4%
Office building
$33.3M
+15.9%
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.
4 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
$23.33M
Value range
$21.00M – $25.66M
±10% around blend
Estimated value / SF
$263 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$21.00M
blend $23.33M
$25.66M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
88,648 SF
Lot area
13.57 ac
Year built
2004
Stories
1
APN
4322108
Zoning
CC
Assessed value
$17,741,400
Annual tax
$130,133
3
Income approach: direct capitalization
Partial preview
Income approach indication
$19.08M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$20.67M
@ 6.5% CAP return
$19.08M
@ 7% CAP return
$17.71M
4
Sales comparison
Partial preview
Sales approach indication
$28.83M
Range $14.91M – $50.73M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$23.33M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 240 sales
$324
-19%
County 284 sales
$317
-17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $263/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
+24%
vs current-use indication
Office Building
Retail Stores · current use
Neighborhood: Shopping Center
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
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
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
5.20%
Implied, in-place cap rate for this grocery and convenience stores
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 · 5.20%
9.0%
NOI (est.)
$1.57M *
Last sale · Jun 2023
$22.40M
* 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$30.15M
Move the market yield to see immediate price impact.
Value / SF
$340
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
4.70%5.20%5.70%
$1.41M
$30.03M
$27.14M
$24.76M
$1.57M
$33.36M
$30.15M
$27.51M
$1.72M
$36.70M
$33.17M
$30.26M
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
$130,133
Tax year 2023
Assessed value
$17,741,400
Assessed 2024
Previous assessed
$18,097,500
-2.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$6,239,400
Assessed improvement
$11,502,000
Land market value
$6,239,400
Improvement market value
$11,502,000
Total market value
$17,741,400
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2004
Heating
STEAM
Cooling
AC.PACKAGE
Buildings
7
Stories
1
Total area
88,648 SF
Lot
13.57 ac (591,283 SF)
Zoning code
CC
APN
4322108
UPID
US53-2423552
Jurisdiction
MECKLENBURG
Zoning & alternative use
CC · Charlotte, NCZoning CC · permitted uses
CC · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The commercial center development district is hereby established in order to accommodate, in areas outside of the Uptown Charlotte expressway loop, the development of shopping centers and individual retail establishments…
General category
COMMERCIAL
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
2004
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
7
Lot
13.57 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
CC
COMMERCIAL
Jurisdiction
Charlotte, NC
Recorded code
CC
Official district
CC
Official district profile
What the municipal code says about CC
Zoning description
The commercial center development district is hereby established in order to accommodate, in areas outside of the Uptown Charlotte expressway loop, the development of shopping centers and individual retail establishments…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CC 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.
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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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