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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
8718 Pence Rd Charlotte, NC 28215-4336
Individually Owned
20-yr Hold
Free & Clear
Property ID
US53-5641841
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2009
Total area
2,400 SF
Lot
1.8 ac (78,452 SF)
Zoning code
R-15(CD)
APN
10909216
UPID
US53-5641841
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Rajen Shah · 20 yrs held
Rajen Shah
since 2006
3 recorded transactions
Zoning & alternative use
R-15(CD) · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,256
Tax year 2023
Assessed value
$1,125,600
Assessed 2024
Previous assessed
$1,223,800
-8.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$516,200
Assessed improvement
$609,400
Land market value
$516,200
Improvement market value
$609,400
Total market value
$1,125,600
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2009
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
4
Total area
2,400 SF
Lot
1.8 ac (78,452 SF)
Zoning code
R-15(CD)
APN
10909216
UPID
US53-5641841
Jurisdiction
MECKLENBURG
Zoning & alternative use
R-15(CD) · Charlotte, NC
Zoning R-15(CD) · permitted uses
R-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.
Building & site characteristics
From public records
Year built
2009
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
4
Lot
1.8 ac
Current owner
From public records · entity-resolved
Rajen Shah
Individual
Free & Clear · 20 yrs held
Mailing address
PO BOX 1317, LANCASTER, SC 29721-1317
Ownership since
2006
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
Sep 4, 2008
—
Kms Financial Corp
—
Trustees Deed
related
$1,100,000 · Branch Banking & Trust Co
Apr 26, 2006
$179,500
Rajen Shah
Digsby,robert L
Warranty Deed
—
Apr 26, 2006
—
Robert L Digsby
Digsby,george J
Quit Claim Deed
related
—
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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