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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Retail space
917 Pecan Ave Charlotte, NC 28205-5031
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-2606250
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Total area
2,816 SF
Lot
0.72 ac (31,283 SF)
Zoning code
I2
APN
12701607
UPID
US53-2606250
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
-
Rico's Acai Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$984k
Blend (final)
Blend
$705k
Owner & transaction history
Jbwilliams LLC · 3 yrs held
Jbwilliams LLC
since 2023
Last sale
$657,500
7 recorded transactions
Zoning & alternative use
I2 · Charlotte, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+48.1%
Neighborhood: shopping center
$840,000
+9.8%
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
$760,000
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
RETAIL STORES
$765,000
Current use
MEDICAL BUILDING
$1,135,000
Change: +48% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$840,000
Change: +10% · Conversion: Moderate
OFFICE BUILDING
$740,000
Change: -4% · Conversion: Easy
AUTO REPAIR, GARAGE
$735,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $658k (Apr 17 2020)
Last sale anchor
$658k
Apr 17 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
$250 / 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
$5,820
Tax year 2023
Assessed value
$793,500
Assessed 2024
Previous assessed
$795,500
-0.3% YoY
Effective rate
0.73%
On assessed value
Assessed land
$728,400
Assessed improvement
$65,100
Land market value
$728,400
Improvement market value
$65,100
Total market value
$793,500
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1954
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Units
1
Rooms
2
Total area
2,816 SF
Lot
0.72 ac (31,283 SF)
Zoning code
I2
APN
12701607
UPID
US53-2606250
Jurisdiction
MECKLENBURG
Zoning & alternative use
I2 · Charlotte, NCZoning I2 · permitted uses
I2 · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$765,000
MEDICAL BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$840,000
OFFICE BUILDING
Est. value
$740,000
AUTO REPAIR, GARAGE
Est. value
$735,000
RETAIL STORES Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1954
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Units
1
Rooms
2
Lot
0.72 ac
Current owner
From public records · entity-resolved
Jbwilliams LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1710 ABBEY PL STE #200, CHARLOTTE, NC 28209-3750
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2023
—
Jbwilliams LLC
Bh Pecan LLC
Assignment Of Lease (leasehold Sale)
—
Feb 24, 2022
—
Cheats Cheesesteak Of Charlotte LLC
Bh Pecan LLC
Deed
—
Apr 17, 2020
$657,500
Bh Pecan LLC
Tgacse Triangle LLC
Grant Deed
—
Apr 17, 2020
—
Bh Pecan LLC
Tgacse Triangle LLC
Grant Deed
$6,362,400 · First Bk
Mar 9, 2020
—
Tgacse Triangle LLC
Cole Prop & Invs INC
Grant Deed
—
Apr 14, 2016
—
Cole Properties & Invs INC
State Of Nc
Grant Deed
—
—
—
Bh Pecan LLC
—
Loan Modification
related
$6,362,400 · First Bk
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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