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Property profile & analytics
OFF-MARKET
Estimated value
$4,955,000
Turn key restaurants
9801 Independence Pointe Pkwy Matthews, NC 28105-2780
Entity Owned
Free & Clear
Property ID
US53-1082304
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2012
Total area
6,145 SF
Lot
3.29 ac (143,487 SF)
Zoning code
B-1(CD)
APN
19323123
UPID
US53-1082304
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
-
State Farm Mutual Auto Insurance Co Insurance Agency
-
Red Lobster Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.28M
Blend (final)
Blend
$4.96M
Owner & transaction history
S & C USA LLC
S & C USA LLC
since 2026
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
B-1(CD) · Matthews, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Neighborhood Business District is established to create and protect business centers for the retailing of merchandise such as groceries, prescription medicine, and household items and for the provision of professional services for the convenience of dwellers of nearby residential areas. Standards are so designed that uses within this district may be soun…
Zone name
Neighborhood Business Conditional
General category
COMMERCIAL
Zone area
117.65 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$4.0M
+9.1%
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 Matthews submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Matthews 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
$4,955,000
ML approach
$4,785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,645,000
Current use
COMMERCIAL (GENERAL)
$3,975,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$4.96M
Range $4.46M – $5.45M · ±10% · vs last sale $3.16M (Feb 19 2026)
Last sale anchor
$3.16M
Feb 19 2026
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
$806 / 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
$32,274
Tax year 2023
Assessed value
$4,363,700
Assessed 2024
Previous assessed
$4,462,600
-2.2% YoY
Effective rate
0.74%
On assessed value
Assessed land
$3,403,800
Assessed improvement
$959,900
Land market value
$3,403,800
Improvement market value
$959,900
Total market value
$4,363,700
Applied tax rate
19.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2012
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
1
Total area
6,145 SF
Lot
3.29 ac (143,487 SF)
Zoning code
B-1(CD)
APN
19323123
UPID
US53-1082304
Jurisdiction
MECKLENBURG
Zoning & alternative use
B-1(CD) · Matthews, NCZoning B-1(CD) · permitted uses
B-1(CD) · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Neighborhood Business District is established to create and protect business centers for the retailing of merchandise such as groceries, prescription medicine, and household items and for the provision of professional services for the convenience of dwellers of nearby residential areas. Standards are so designed that uses within this district may be soundly and permanently developed and maintained in such a way as not to be harmful to adjacent residential properties.
Zone name
Neighborhood Business Conditional
General category
COMMERCIAL
Zone area
117.65 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$4.0M
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
2012
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
1
Lot
3.29 ac
Current owner
From public records · entity-resolved
S & C USA LLC
Entity
Free & Clear · 0 yrs held
Mailing address
104 WASHINGTON ST #13, AYER, MA 01432-1165
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2026
$3,159,000
S & C USA LLC
Redwood Nc LLC
Special Warranty Deed
—
Feb 19, 2026
—
S & C USA LLC
Redwood Nc LLC
Warranty Deed
—
Dec 30, 2021
$4,476,500
Redwood Nc LLC
Ls Santa Fe LLC
Special Warranty Deed
—
Feb 12, 2018
$4,200,000
Ss Santa Fe LLC
Ber Real Estate Invs IV LLC
Grant Deed
$1,900,000 · Iberiabank
Jun 30, 2017
$3,274,500
Ber Real Estate Investments IV LLC
Arcp Rl Portfolio IV LLC
Special Warranty Deed
—
Aug 21, 2014
$2,950,000
Arcp Rl Portfolio IV LLC
Gmri INC
Grant Deed
—
Jan 9, 2012
$1,300,000
Gmri INC
Morningstar Office LLC
Grant Deed
—
Jan 9, 2012
—
Gmri INC
Morningstar Office LLC
Grant Deed
—
Oct 30, 2006
—
Morningstar Office LLC
State Farm Mutual Automobile I
Grant Deed
—
Nov 28, 1990
$900,000
State Farm Mutual Auto
Unknown
Grant Deed
—
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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