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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Assisted living facilities
Margaret Wallace Rd Charlotte, NC 28227
Entity Owned
7-yr Hold
Free & Clear
Property ID
US53-1536242
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2016
Total area
34,114 SF
Lot
8.5 ac (370,304 SF)
Zoning code
R(CD)
APN
13541742
UPID
US53-1536242
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
by Request
Blend (final)
Blend
$1.49M
Owner & transaction history
Gahc3 Mint Hill Nc Alf LP · 7 yrs held
Gahc3 Mint Hill Nc Alf LP
since 2018
2 recorded transactions
Zoning & alternative use
R(CD) · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$44 / 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
$60,412
Tax year 2023
Assessed value
$8,653,700
Assessed 2024
Previous assessed
$8,769,300
-1.3% YoY
Effective rate
0.70%
On assessed value
Assessed land
$2,575,200
Assessed improvement
$6,078,500
Land market value
$2,575,200
Improvement market value
$6,078,500
Total market value
$8,653,700
Applied tax rate
17.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2016
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
34,114 SF
Lot
8.5 ac (370,304 SF)
Zoning code
R(CD)
APN
13541742
UPID
US53-1536242
Jurisdiction
MECKLENBURG
Zoning & alternative use
R(CD) · Charlotte, NC
Zoning R(CD) · permitted uses
R(CD) · 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
2016
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
1
Lot
8.5 ac
Current owner
From public records · entity-resolved
Gahc3 Mint Hill Nc Alf LP
Entity
Free & Clear · 7 yrs held
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2018
$15,000,000
Gahc3 Mint Hill Nc Alf LP
Carillon Assisted Living Of Mi
Warranty Deed
—
Feb 29, 2016
$800,000
Carillon Assisted Living Of Mint
Mills,virginia M
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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