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Property profile & analytics
OFF-MARKET
Estimated value
$8,550,000
Retail space
Cornelius, NC 28031
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US53-1683513
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Total area
44,634 SF
Lot
10.56 ac (460,168 SF)
Zoning code
HC
APN
114509
UPID
US53-1683513
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
$8.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.55M
Owner & transaction history
Charter Cornelius LP
Charter Cornelius LP
1 recorded transaction
Zoning & alternative use
HC · Cornelius, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Highway Commercial district is coded to provide for the location of auto-oriented and auto-dependent uses or those uses which have a definable market area which extends beyond the scale of the Neighborhood, Village or Town Center. The intent of these provisions is to facilitate convenient access, minimize traffic congestion and reduce visual clutter alon…
Zone name
Highway Commercial
General category
COMMERCIAL
Zone area
260.57 ac
Source
Realmo
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 Cornelius submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cornelius 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%
$9,110,000
6.5%
$8,410,000
7%
$7,810,000
Alternative Use
Use
Estimation
RETAIL STORES
$14,165,000
Current use
INDUSTRIAL (GENERAL)
$13,815,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,880,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,240,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$8.55M
Range $7.70M – $9.41M · ±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
$192 / 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
$86,058
Tax year 2023
Assessed value
$13,317,500
Assessed 2024
Previous assessed
$13,928,000
-4.4% YoY
Effective rate
0.65%
On assessed value
Assessed land
$5,950,000
Assessed improvement
$7,367,500
Land market value
$5,950,000
Improvement market value
$7,367,500
Total market value
$13,317,500
Applied tax rate
2.0000
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
2020
Heating
NONE
Buildings
5
Stories
1
Rooms
5
Total area
44,634 SF
Lot
10.56 ac (460,168 SF)
Zoning code
HC
APN
114509
UPID
US53-1683513
Jurisdiction
MECKLENBURG
Zoning & alternative use
HC · Cornelius, NCZoning HC · permitted uses
HC · Cornelius, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Highway Commercial district is coded to provide for the location of auto-oriented and auto-dependent uses or those uses which have a definable market area which extends beyond the scale of the Neighborhood, Village or Town Center. The intent of these provisions is to facilitate convenient access, minimize traffic congestion and reduce visual clutter along certain designated commercial corridors in the vicinity of the I-77 Exit 28 interchange and Statesville Road (US 21).
Zone name
Highway Commercial
General category
COMMERCIAL
Zone area
260.57 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$14.2M
INDUSTRIAL (GENERAL)
Est. value
$13.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.9M
AUTO REPAIR, GARAGE
Est. value
$12.2M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Heating
NONE
Stories
1
Buildings
5
Rooms
5
Lot
10.56 ac
Current owner
From public records · entity-resolved
Charter Cornelius LP
Entity
Mailing address
309 GREENWICH AVE, GREENWICH, CT 06830-6539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
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
—
—
Charter Cornelius LP
—
Deed Of Trust
related
$8,060,840 · Santander Bk NA
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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