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Property profile & analytics
OFF-MARKET
Estimated value
$4,170,000
Garden apartment buildings
Charlotte, NC 28278
Entity Owned
Property ID
US53-4017725
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2019
Total area
30,220 SF
Lot
18.17 ac (791,442 SF)
Zoning code
MX3
APN
21722240
UPID
US53-4017725
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
$5.63M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.17M
Owner & transaction history
Avalon At Palisades LP
Avalon At Palisades LP
since 2025
7 recorded transactions
Zoning & alternative use
MX3 · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,095,000
6.5%
$5,625,000
7%
$5,225,000
Blend value · Realmo final
$4.17M
Range $3.75M – $4.59M · ±10%
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
$138 / 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
Assessed value
$67,249,100
Assessed 2024
Previous assessed
$72,392,900
-7.1% YoY
Assessed land
$7,887,000
Assessed improvement
$59,362,100
Land market value
$7,887,000
Improvement market value
$59,362,100
Total market value
$67,249,100
Applied tax rate
20.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2019
Heating
NONE
Buildings
16
Stories
2
Total area
30,220 SF
Lot
18.17 ac (791,442 SF)
Zoning code
MX3
APN
21722240
UPID
US53-4017725
Jurisdiction
MECKLENBURG
Zoning & alternative use
MX3 · Charlotte, NC
Zoning MX3 · permitted uses
MX3 · 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
2019
Heating
NONE
Stories
2
Buildings
16
Lot
18.17 ac
Current owner
From public records · entity-resolved
Avalon At Palisades LP
Entity
Mailing address
2204 LAKESHORE DR STE #450, BIRMINGHAM, AL 35209-8858
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2025
$7,230,000
Avalon At Palisades LP
Newton W99 Lap LLC
Special Warranty Deed
—
Sep 29, 2021
—
Newton W99 Lap LLC
Wildewood W99 Lap LLC
Special Warranty Deed
$46,857,000 · Grandbridge Real Estate Capital LLC
Sep 3, 2020
$57,540,000
Wildewood W99 Lap LLC
Palisades Residences LLC
Special Warranty Deed
$35,500,000 · Truist Bank
Sep 6, 2018
—
Palisades Residences LLC
Highway 49 Ventures LLC
Warranty Deed
—
Dec 22, 2017
—
Palisades Residences LLC
Highway 49 Ventures LLC
Grant Deed
—
Dec 22, 2017
$3,640,000
Palisades Residences LLC
Highway 49 Ventures LLC
Grant Deed
$50,000,000 · Branch Bk&tr
Aug 18, 2016
—
Highway 49 Ventures LLC
Bb Carolina Holdings LLC
Grant Deed
related
—
Dec 23, 2015
$6,087,000
Bb Carolina Holdings LLC
Carolina Centers LLC
Grant Deed
—
Dec 23, 2015
—
Bb Carolina Holdings LLC
Carolina Centers LLC
Quit Claim 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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