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Property profile & analytics
OFF-MARKET
Estimated value
$202,710,000
Office buildings
Charlotte, NC 28202
Entity Owned
3-yr Hold
Free & Clear
Property ID
US53-4781566
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2019
Total area
391,159 SF
Lot
4.54 ac (197,675 SF)
APN
7303206
UPID
US53-4781566
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
$133.10M
Blend (final)
Blend
$202.71M
Owner & transaction history
Highwoods Realty Limited Partnershi · 3 yrs held
Highwoods Realty Limited Partnershi
since 2022
Last sale
$201.2M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$270.2M
+18.0%
Restaurant
$250.0M
+9.2%
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
$266,140,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$228,955,000
Current use
COMMERCIAL (GENERAL)
$270,180,000
Change: +18% · Conversion: Easy
RESTAURANT
$249,995,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$202.71M
Range $182.44M – $222.98M · ±10% · vs last sale $201.23M (Aug 17 2022)
Last sale anchor
$201.23M
Aug 17 2022
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
$518 / 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
$1,189,521
Tax year 2023
Assessed value
$162,170,600
Assessed 2024
Previous assessed
$162,170,600
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$8,479,000
Assessed improvement
$153,691,600
Land market value
$8,479,000
Improvement market value
$153,691,600
Total market value
$162,170,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
3
Total area
391,159 SF
Lot
4.54 ac (197,675 SF)
APN
7303206
UPID
US53-4781566
Jurisdiction
MECKLENBURG
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$229.0M
COMMERCIAL (GENERAL)
Est. value
$270.2M
RESTAURANT
Est. value
$250.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
3
Buildings
3
Lot
4.54 ac
Current owner
From public records · entity-resolved
Highwoods Realty Limited Partnershi
Entity
Free & Clear · 3 yrs held
Mailing address
150 FAYETTEVILLE ST STE #1400, RALEIGH, NC 27601-2956
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2022
$201,226,000
Highwoods Realty Limited Partnershi
650 South Tryon Development LLC
Special Warranty 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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