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Property profile & analytics
OFF-MARKET
Estimated value
$4,000,000
Drive through restaurants
8700 University Exec Park Dr Charlotte, NC 28262-4336
Individually Owned
1-yr Hold
Free & Clear
Property ID
US53-5665100
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2019
Total area
4,902 SF
Lot
2.03 ac (88,470 SF)
Zoning code
O-15(CD)
APN
4721124
UPID
US53-5665100
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
$4.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.71M
Blend (final)
Blend
$4.00M
Owner & transaction history
Patrick E Dougherty · 1 yrs held
Patrick E Dougherty
since 2024
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
O-15(CD) · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.4M
+8.1%
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
$4,000,000
ML approach
$4,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,135,000
Current use
COMMERCIAL (GENERAL)
$3,385,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$4.00M
Range $3.60M – $4.40M · ±10% · vs last sale $4.00M (Oct 28 2024)
Last sale anchor
$4.00M
Oct 28 2024
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
$816 / 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
$23,704
Tax year 2023
Assessed value
$3,231,600
Assessed 2024
Previous assessed
$3,352,900
-3.6% YoY
Effective rate
0.73%
On assessed value
Assessed land
$1,931,300
Assessed improvement
$1,300,300
Land market value
$1,931,300
Improvement market value
$1,300,300
Total market value
$3,231,600
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
1
Total area
4,902 SF
Lot
2.03 ac (88,470 SF)
Zoning code
O-15(CD)
APN
4721124
UPID
US53-5665100
Jurisdiction
MECKLENBURG
Zoning & alternative use
O-15(CD) · Charlotte, NC
Zoning O-15(CD) · permitted uses
O-15(CD) · 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
RESTAURANT Current
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RESTAURANT Current
COMMERCIAL (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
2019
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
1
Lot
2.03 ac
Current owner
From public records · entity-resolved
Patrick E Dougherty
Individual
Free & Clear · 1 yrs held
Mailing address
727 N RIOS AVE SOLANA BCH XX
Ownership since
2024
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
Oct 28, 2024
—
Patrick E Dougherty
Patrick E Dougherty
Deed
related
—
Oct 14, 2019
$4,000,000
Dougherty,kim R Trust
Pontus Vault Portfolio LLC
Warranty Deed
—
Aug 13, 2019
—
Pontus Vault Portfolio LLC
—
Grant Deed
related
$68,589,250 · Pacific Wstrn Bk
Sep 25, 2007
—
First States Invtrs 6000a
First States Investors 3186
Quit Claim Deed
$26,400,000 · Lasalle National Bank
Nov 29, 2005
$1,283,500
First States Investors 3186
Wachovia Bank NA
Grant Deed
—
Dec 7, 1993
$650,000
Southtrust Bank Of
Unknown
Grant Deed
related
—
—
—
Pontus Vault Portfolio LLC
—
Deed Of Trust
$106,275,000 · Cantor Com'l R/e Lndg
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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