New search
Property profile & analytics
OFF-MARKET
Estimated value
$23,330,000
Grocery and convenience stores
8445 Davis Lk Pkwy, Charlotte, NC 28269-3414
Individually Owned
3-yr Hold
Free & Clear
Property ID
US53-2423552
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Harris Teeter Pharmacy Pharmacy
-
higi Physician
-
Western Union Bank Credit Union
-
PNC Bank ATM Atm
-
Harris Teeter Money Services Bank Credit Union
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
Ivt Shoppes At Davis Lake Charlotte · 3 yrs held
Ivt Shoppes At Davis Lake Charlotte
since 2023
Last sale
$22.4M
3 recorded transactions
Zoning & alternative use
CC · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$35.7M
+24.4%
Office building
$33.3M
+15.9%
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
$23,955,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$20,665,000
6.5%
$19,075,000
7%
$17,710,000
Alternative Use
Use
Estimation
RETAIL STORES
$28,710,000
Current use
MEDICAL BUILDING
$35,730,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$33,265,000
Change: +16% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$26,500,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$23.33M
Range $21.00M – $25.66M · ±10% · vs last sale $22.40M (Jun 2 2023)
Last sale anchor
$22.40M
Jun 2 2023
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
$263 / 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
$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
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
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, NC
Zoning CC · permitted uses
CC · 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
RETAIL STORES Current
Est. value
$28.7M
MEDICAL BUILDING
Est. value
$35.7M
OFFICE BUILDING
Est. value
$33.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.5M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
7
Lot
13.57 ac
Current owner
From public records · entity-resolved
Ivt Shoppes At Davis Lake Charlotte
Individual
Free & Clear · 3 yrs held
Mailing address
3025 HIGHLAND PKWY STE #350, DOWNERS GROVE, IL 60515-5541
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2023
$22,400,000
Ivt Shoppes At Davis Lake Charlotte
Cambridge Davis Lake LLC
Special Warranty Deed
—
Jun 24, 2022
—
Starbucks Corporation
Cambridge Davis Lake LLC
Lease
—
Feb 23, 2004
$2,925,000
Cambridge-davis Lake LLC
Jp Realty Partners INC
Grant Deed
$13,250,000 · Wachovia Bank NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8445 Davis Lk Pkwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
