AI Land Feasibility Report — 3714 Memorial Pkwy, Charlotte, NC 28217

Feasibility Rating: BUILT-OUT MUDD-O ZERO-LOT-LINE TOWNHOME PARCEL & ADJACENT 2.50-ACRE COMMERCIAL PAD BENCHMARK (8.7 / 10) · Recommendation: EXISTING IMPROVED TOWNHOME ($435,500 Last Sale / $488,000 Current Replacement ARV) — FOR VACANT LAND ACQUISITION, TARGET ADJACENT 2.499-ACRE VACANT PARCEL PID 14313155 ON MEMORIAL PKWY OR 8%–15% TOWNHOME PAD BASIS ($35,605–$72,795/Lot) · Evaluated: November 4, 2026
Jurisdiction: City of Charlotte Corporate Limits (Mecklenburg County) · Subdivision: City Park by Meritage (Lot 129 · Map Book 72, Page 693) · Zoning: MUDD-O (Mixed Use Development District Optional · Petition 2007-082) · Flood Hazard: FEMA Zone X (0.0% SFHA)

1. Executive & Development Summary

The subject property at 3714 Memorial Pkwy, Charlotte, NC 28217 (Mecklenburg County Parcel ID 14327646, NC PIN 4522881501, Property ID 421205, Map-Block-Lot 143-27-6-46) is a 0.035-acre (1,520.36 sq ft) zero-lot-line urban townhome parcel legally described as Lot 129 in Map Book 72, Page 693 (L129 M72-693) inside the master-planned City Park by Meritage development in Southwest Charlotte (ZIP 28217, former Charlotte Coliseum site at Billy Graham Pkwy & W Tyvola Rd). Situated inside the corporate limits of the City of Charlotte and zoned MUDD-O (Mixed Use Development District Optional, Rezoning Petition 2007-082), the parcel spans 21.00 linear feet of northwest street frontage along Memorial Parkway, a 72.09-foot northeast party-wall side boundary (adjoining 3718 Memorial Pkwy, Lot 128), 21.01 linear feet of southeast rear alley frontage along Appalachian Alley (9.87 ft + 11.14 ft), and a 72.50-foot southwest party-wall side boundary (adjoining 3710 Memorial Pkwy, Lot 130), totaling 186.59 linear feet of boundary perimeter (Shape.STLength(): 186.59 ft).

Wholesaler & Developer Lens — Improved Status Disclosure (PID 14327646) vs. Adjacent Vacant Land Opportunity (PID 14313155):

• Critical CAMA Improvement Finding (3714 Memorial Pkwy Is Already Built Out): Mecklenburg County CAMA (PLN/AllParcelData/MapServer/0) and NC OneMap (NC1Map_Parcels/MapServer/1) confirm that 3714 Memorial Pkwy (PID 14327646) is already improved (txt_vacantorimproved: IMP, landusecode: R309 TOWN HOUSE SFR) with a 2,050 sq ft three-story attached townhome constructed in 2023 (structyear: 2023) by Meritage Homes. It was sold via Special Warranty Deed (cde_typeofdeed: SW, Deed Book 38511, Page 145, Excise Stamps $871.00) on December 1, 2023 (12/01/2023) for $435,500.00 to Jonathan James Cobey, and carries a 2026 Mecklenburg County tax assessment of $385,300.00 ($90,000.00 Land Value + $295,300.00 Building Value).
• Actionable Intelligence for a Land Wholesaler & Developer on Memorial Pkwy:

1. Benchmark Townhome Pad Economics (Lot 129, 1,520.36 Sq Ft): 3714 Memorial Pkwy serves as a textbook MUDD-O zero-lot-line townhome pad benchmark (21.00 ft × 72.30 ft = 1,520.36 sq ft), where Mecklenburg County assesses the underlying finished pad at $90,000.00 and where 7 brand-new 2025–2026 townhomes just 0.20 driving miles (1 minute) away on Bass River Pkwy in the exact same City Park development closed between $419,000 and $480,000 (Average ARV = $445,068 / $238/sq ft).
2. The True Vacant Land Target on Memorial Pkwy (PID 14313155 — 2.499 Acres Vacant MUDD-O): Our spatial scan of all parcels fronting Memorial Pkwy (PLN/AllParcelData/MapServer/0) discovered that the only remaining vacant parcel on Memorial Parkway is PID 14313155 (location_address: MEMORIAL PY CHARLOTTE NC, legaldescription: LA3 M62-475 — Lot A3, Map Book 62, Page 475), a 2.499-acre (108,856 sq ft) vacant MUDD-O commercial/mixed-use pad (txt_vacantorimproved: VAC, totallandvalue: $2,181,500, totalbuildingvalue: $0) owned by City Park Hotel Inc (Deed Book 38677, Page 759, acquired March 8, 2024 for $3,000,000)!

Key Feasibility Findings:

• Zero-Lot-Line MUDD-O Entitlement (Petition 2007-082): Under Charlotte's MUDD-O Mixed Use Development District Optional plan for City Park, rear-load alley townhome lots (21.0' × 72.3' = 1,520.36 sq ft) are permitted by right with 0.0 ft interior party-wall side setbacks, rear garage access via Appalachian Alley (22-ft paved private alley), and front pedestrian access on Memorial Parkway (22-ft paved public street).
• Level Graded Pad Topography (665.4' to 674.2' MSL): USGS 3DEP 5-point elevation sampling confirms a centroid elevation of 671.39 ft NAVD88 with gentle 1.2% to 4.5% N/S/E pad grades (<15% — Buildable / Gently Sloping).
• Zero Floodplain & Zero Wetland Encumbrances: 100% FEMA Flood Zone X (0.0% SFHA, FIRM Panel 3710452200K) and 0.0 acres of mapped USFWS NWI wetlands on site (nearest riverine feature R2UBH is 764.1 ft away).
• Deep Multi-Platform Comps (N = 229 Sold 2025-11-04 to 2026-11-04): Within 6.0 Google Maps road driving miles, 229 verified MUDD-O permitted 2025–2026 new builds closed (168 Townhouse, 56 Single-Family, 5 Duplex), led by 7 immediate City Park townhomes at 0.20 mi · 1 min (Bass River Pkwy, Average ARV $445,068 / $238/sq ft).

3. Parcel Verification & Chain of Title

• Cadastral & Plat Verification: Parcel boundaries, NC State Plane coordinates (WKID 102719 / 2264), and CAMA attributes were verified directly from City of Charlotte / Mecklenburg County GIS (CountyData/Parcels/MapServer/0, PID: 14327646, NC_PIN: 4522881501) and PLN/AllParcelData/MapServer/0 (OBJECTID: 24519268). The lot is recorded as Lot 129 in Map Book 72, Page 693 (L129 M72-693), platted on October 4, 2023 as an interior 21.00-ft-wide townhome lot in City Park by Meritage.
• Chain of Title & Same-Row Townhome Closing Comparables (Map Book 72, Pages 691–693):
  • 3714 Memorial Pkwy (PID 14327646, Lot 129 — Subject): Sold Dec 1, 2023 via Deed Book 38511, Page 145 for $435,500.00 (2,050 sq ft, assessed at $385,300: $90,000 land + $295,300 building).
  • 3710 Memorial Pkwy (PID 14327645, Lot 130 — SW Party-Wall Adjoiner): Sold via Deed Book 38508, Page 522 to Blake Alexander Steines for $450,000.00 (2,050 sq ft, assessed at $385,300).
  • 3718 Memorial Pkwy (PID 14327647, Lot 128 — NE Party-Wall Adjoiner): Sold via Deed Book 38539, Page 937 to Srikanth Desabhatla for $429,500.00 (2,090 sq ft, assessed at $389,100).
  • 3726 Memorial Pkwy (PID 14327649, Lot 126 — Same Row): Sold via Deed Book 38509, Page 819 to William Deago Jr. Sales for $457,500.00 (2,100 sq ft, assessed at $375,900).
  • Memorial Pkwy Vacant Parcel (PID 14313155, Lot A3, Map Book 62, Page 475 — Adjacent Commercial Tract): 2.499 acres (108,856 sq ft) vacant commercial MUDD-O parcel, sold March 8, 2024 via Deed Book 38677, Page 759 to City Park Hotel Inc for $3,000,000.00 (assessed at $2,181,500 land value, $0 building value).

4. Zoning Analysis

• Base Zoning District: MUDD-O (Mixed Use Development District Optional — City of Charlotte)
• Governing Authority & Rezoning Petition: City of Charlotte Planning, Design & Development · Charlotte Unified Development Ordinance (UDO) & Legacy Rezoning Petition 2007-082 (OBJECTID: 486670, ZoneDes: MUDD-O, ZoneClass: MIXED USE, Overlay: none, adopted January 22, 2008 across the 48.42-acre / 2,109,237 sq ft City Park mixed-use district).
• Permitted Residential & Mixed Uses in MUDD-O (zoning_comp_types.py):
  • Single-Family Attached / Townhouse (townhouse), Single-Family Detached (single_family), Duplex (duplex), Triplex (triplex), Quadplex (quadplex), and Multi-Family / Mixed-Use (multi_family): Permitted under the MUDD framework subject to the approved 2007-082 development plan.
  • Mobile / Manufactured Homes (mobile_modular): Not a permitted use (Prohibited in MUDD-O).

5. Future Land Use Analysis

• Governing Plan: Charlotte Future 2040 Comprehensive Plan & Charlotte 2040 Policy Map.
• Place Type Designation: Community Activity Center (CAC) / Neighborhood 2 (N2) mixed-use walkable urban village.
• Submarket Context: City Park (anchored by the 150+ acre Renaissance Park, Charlotte Regional Farmers Market, and Billy Graham Parkway / W Tyvola Road interchange 3.1 miles from Charlotte Douglas International Airport) is Southwest Charlotte's flagship master-planned mixed-use redevelopment.

6. Rezoning & Upzoning Opportunity

• Verdict — NO Opportunity to Rezone or Upzone (Already Zoned MUDD-O and Built Out as a 2,050 SF Townhome on 1,520 Sq Ft):

There is no opportunity to rezone or upzone 3714 Memorial Pkwy (PID 14327646, 1,520.36 sq ft / 0.035 acres) for additional profit or density:

1. Parcel Is a 21.00' × 72.30' (1,520.36 Sq Ft) Interior Townhome Footprint Already Improved in 2023: The parcel is physically bounded on both the northeast (3718 Memorial Pkwy) and southwest (3710 Memorial Pkwy) by attached party-wall townhomes built in 2023 (Map Book 72, Page 693), and is already improved with a $435,500 / 2,050 sq ft 3-story townhome.
2. Already Carries High-Density MUDD-O Zoning (28.6 Units/Acre Effective Sublot Density): At 0.0349 acres (1,520.36 sq ft) for 1 dwelling unit, the sublot already operates at an effective net density of 28.6 dwelling units per acre under MUDD-O (Petition 2007-082). No upzoning could add another unit onto a 1,520 sq ft party-wall sublot.
3. Where a Developer CAN Build Under MUDD-O on Memorial Pkwy: A developer seeking vacant MUDD-O land on this street should target PID 14313155 (Lot A3, Map Book 62, Page 475, 2.499 acres vacant commercial/mixed-use tract on Memorial Pkwy) or unbuilt townhome pad takedowns in neighboring Southwest Charlotte N2-A / MUDD-O communities (Bass River Pkwy, Bombay Way, Wonder Way, New Pineola Rd).

8. HOA, Deed Restrictions & Builder Requirements

• Active Master & Townhome HOA (City Park by Meritage): Governed by the City Park Master Association and the City Park Townhome Sub-Association (Map Book 72, Page 693), which maintain the private rear alley (Appalachian Alley), common landscaping, exterior townhome roof/siding reserves, and community streetscapes.
• Architectural & Party-Wall Covenants: Recorded townhome declarations establish party-wall easements along the 72.09 ft NE line and 72.50 ft SW line, uniform 3-story brick/hardie architectural elevations, and rear-entry 2-car garage access off Appalachian Alley.

9. Buildability Assessment

• Overall Feasibility Score: 8.7 / 10 (Prime MUDD-O Townhome Benchmark; Note: Subject Lot 129 Is Already Built Out [2023])
• Physical Site Buildability Rating: 9.0 / 10 (Excellent) — Level graded urban pad (671.39 ft MSL centroid, ~2.1% pad slope), 100% FEMA Zone X (0.0% SFHA), zero wetlands, and dual street/alley frontage (Memorial Pkwy + Appalachian Aly).
• Infrastructure & Entitlement Rating: 9.2 / 10 (Full Urban Infrastructure) — Connected to Charlotte Water municipal water/sewer, underground Duke Energy power, Piedmont Natural Gas, and fiber broadband under MUDD-O zoning.
• Environmental Rating: 10.0 / 10 (Pristine) — 100% FEMA Zone X (0.0% SFHA) and 0.0 acres of mapped NWI wetlands (nearest feature is 764.1 ft away).

10. Topography and Slope Analysis

Mecklenburg County GIS Topography (2-Ft Contours) & Boundary Measurements Map

USGS 3DEP 5-Point Cardinal Elevation & Graded Pad Screening

Direct esriGeometryMultipoint sampling of the USGS 3D Elevation Program (3DEPElevation/ImageServer/getSamples) at the parcel centroid (35.187055° N, -80.914203° W) and four ±40-meter (131.23 ft) cardinal offsets confirms a level, master-graded urban building pad:

• On-Lot Pad Slope & Foundation: Across the 72.30 ft lot depth between Memorial Pkwy and Appalachian Aly, the graded pad slope is ~2.12% (<15% — Buildable / Level Graded Pad), designed for a monolithic concrete slab-on-grade foundation with rear-entry 2-car garage.

11. Floodplain Analysis

• Authoritative Source: FEMA National Flood Hazard Layer (NFHL) MapServer Layer 28 & Layer 3 (DFIRM_ID: 37119C, FIRM Panel 3710452200K, Effective Date: September 2, 2015).
• Flood Zone Designation: FLD_ZONE: X (ZONE_SUBTY: AREA OF MINIMAL FLOOD HAZARD, SFHA_TF: F).
• Parcel Coverage: 100.0% FEMA Zone X (0.0% SFHA). No mandatory flood insurance or floodplain development permit is required.

12. Wetlands and Environmental Constraints

• USFWS National Wetlands Inventory (NWI Layer 0): 0.0 acres of mapped wetlands intersect the subject parcel. Within a 600-meter radius, the nearest mapped features are off-site stream/pond corridors in Renaissance Park (R2UBH at 764.1 ft away, PFO1A at 1,040.4 ft away, and PUBHh pond at 1,340.5 ft away)—completely outside the City Park townhome block.
• USDA NRCS SSURGO Soil Survey: Mapped CeB2 — Cecil sandy clay loam, 2 to 8 percent slopes, moderately eroded (Well drained, Non-Hydric, 88% Cecil component), an ideal upland Piedmont structural soil for slab-on-grade construction.

14. Road Access and Frontage

Mecklenburg County GIS Parcel Boundary Measurements Map

Primary Boundary Faces Summary (NC State Plane WKID 102719 / NAD83 US Survey Feet)

Mecklenburg County GIS native State Plane cadastral records (CountyData/Parcels/MapServer/0, PID: 14327646, NC_PIN: 4522881501) define the 3714 Memorial Pkwy polygon across 6 vertices (5 straight segments) forming a rectangular 21.00 ft × 72.30 ft (1,520.36 sq ft) dual-frontage townhome sublot:

• County GIS Cadastral Precision: The sum of the four boundary faces (21.00 + 72.09 + 21.01 + 72.50 = 186.59 ft) matches Mecklenburg County GIS (Shape.STLength() = 186.59 ft) and NC OneMap (st_perimeter(shape) = 186.59 ft) to the hundredth of a foot, and the polygon area matches Shape.STArea() = 1,520.36 sq ft (0.034903 acres).

15. School and Location Analysis

Assigned Public Schools (Charlotte-Mecklenburg Schools — Verified via Firecrawl & Perplexity SPACE)

• 4/10 C School — Renaissance West STEAM Academy (Grades PK, K–8):
  • Address & Route: 3241 New Renaissance Way, Charlotte, NC 28208 · 2.8 mi · 14 min (via Billy Graham Pkwy/Charlotte Rte 4)
  • Academic Profile: Purpose-built K–8 STEAM academy located 2.8 miles north in the Renaissance Park corridor, offering integrated Science, Technology, Engineering, Arts, and Mathematics instruction with community wraparound partnerships.
• 5/10 C+ School — Harding University High School / 6/10 B- School — Olympic High School (Grades 9–12):
  • Addresses & Routes: Harding University HS (2001 Alleghany St, 6.2 mi · 23 min via Billy Graham Pkwy/Charlotte Rte 4 and Alleghany St) · Olympic HS (4301 Sandy Porter Rd, 4.8 mi · 12 min via S Tryon St)
  • Academic Profile: Offer International Baccalaureate (IB), Advanced Placement (AP), and Biotech/Engineering magnet academies within Charlotte-Mecklenburg Schools (CMS).
• Buyer Demographic Synthesis: City Park buyers are predominantly young professionals, airport/hospitality executives, and dual-income commuters drawn by 12-minute access to Charlotte Douglas International Airport (CLT), 9-minute access to the I-77 / Tyvola Road commercial corridor & South End light rail, and maintenance-free 3-story townhome living at $420,000–$480,000.

Regional Commuting & Lifestyle Hubs (Google Maps Road Driving)

• Billy Graham Pkwy / I-85 / Airport Connector: 1.6 mi · 4 min (via Yorkmont Rd)
• York Road / W Tyvola Rd & S Tryon St Commercial Hub: 1.8 mi · 9 min (via W Tyvola Rd)
• Charlotte Douglas International Airport (CLT): 3.1 mi · 12 min (via Yorkmont Rd)
• Atrium Health Carolinas Medical Center (Main Campus): 6.9 mi · 27 min (via Charlotte Rte 4/W Woodlawn Rd)
• Uptown Charlotte (Trade & Tryon): 7.5 mi · 27 min (via I-77 N)

16. Location Intelligence & Demographics (VestMap Engine)

County GIS Cadastral & Aerial Context Map

• Census Geography (vestmap_location.py): Mecklenburg County Census Tract 37119003808 (City Park / Yorkmont / Renaissance Park Submarket, ZIP 28217).
• Demographic & Housing Profile:
  • Median Household Income (City Park New-Build Buyer Pool): $98,500 – $135,000 (Tract Overall: $64,200)
  • Median Age: 33.8 years (High concentration of millennial and move-up professional households)
  • 3-Bed Townhome Market Rent: $2,450 – $2,850 / month in City Park.

17. Market Analysis & Supply Dynamics

Southwest Charlotte / City Park & LoSo Corridor New-Construction Supply Profile (2025-11-04 to 2026-11-04)

Across the trailing 365-day window (November 4, 2025 through November 4, 2026), 229 verified MUDD-O permitted 2025–2026 new-construction building sales closed within 6.0 Google Maps road driving miles of 3714 Memorial Pkwy:

A. Successful Inventory in the Market — What IS Good to Build & Why It Sells Fast

1. 3-Story Rear-Alley Urban Townhomes (1,770–2,050 Sq Ft · 3–4 Bed / 2.5–3.5 Bath · $419,000–$488,000 Exit @ $235–$254/Sq Ft — #1 PROVEN PRODUCT IN CITY PARK):
   • Why This Inventory Succeeds: Within 0.20 driving miles (1 minute) of 3714 Memorial Pkwy on Bass River Pkwy inside City Park, 7 brand-new 2025–2026 townhomes (4019, 4023, 4027, 4035, 4127, 4129, 4135 Bass River Pkwy, 1,774–2,038 sq ft) closed between $419,000 and $480,000, achieving an Average ARV of $445,068 ($238/sq ft)! Across the broader 0–3.0 mile band (Bombay Way, Wonder Way, New Pineola Rd, Ellen Ave, Auburn Oak Ln, Fonsac Ln, Loso Ter), 44 townhomes closed at an Average ARV of $474,416 ($239/sq ft).
2. 6-Bedroom / 2-Unit Infill Duplexes (2,550–3,150 Sq Ft · $599,900–$630,000 Exit @ $200–$245/Sq Ft):
   • Why Duplexes Succeed on 50–60 Ft Wide Infill Lots Nearby: Just 2.20–3.10 driving miles northwest (4504/4506 W Tyvola Rd, 4500/4502 W Tyvola Rd, 2909 New Pineola Rd, 2808 Old Steele Creek Rd, 2735 & 2739 Primrose Ave), builders are delivering 2,550–3,150 sq ft 2-unit duplexes selling for $599,900 to $630,000 (Average ARV = $618,920).

B. Saturated & Unfeasible Inventory in the Market — What is NOT Good to Build in This Area & Why It Fails

1. Detached Single-Family Homes on a 21-Ft Zero-Lot-Line Sublot (Physically Impossible on 1,520 Sq Ft):
   • Why Detached Single-Family Is Unfeasible on Lot 129: At 21.00 ft wide × 72.30 ft deep (1,520.36 sq ft), a detached single-family house with side yards cannot fit on a 21-ft party-wall townhome sublot.
2. Ultra-Luxury $1.2M–$2.5M Custom Spec Homes Outside Myers Park / Sedgefield (Wrong Submarket):
   • Why $1.2M+ Spec Builds Fail West of I-77: While the 3.0–6.0 mile ring reaches east of S Tryon St into Sedgefield / Myers Park / Dilworth (Greystone Rd, Marsh Rd, Sedgefield Rd, Heather Ln, Hillside Ave at $1.25M–$2.54M), the City Park / W Tyvola Rd submarket west of I-77 has a proven ceiling of $420,000–$525,000 for townhomes and $550,000–$650,000 for detached/duplex product.

18. Interest Rate & Financing Environment

• Townhome Buyer & Investor Financing: Finished townhomes in City Park at $435,000–$488,000 fall well below the $806,500 FHFA conforming loan limit, qualifying for conventional 5%–20% down, FHA (3.5% down), and VA (0% down) mortgages.

19. Unified Multi-Platform Comparable Sales (Google Maps Road Driving Distance · 0–6 Miles)

Zoning & Permitted-Use Basis (Mandatory Rule Applied). The subject parcel is zoned MUDD-O (Mixed Use Development District Optional) by the City of Charlotte. In strict accordance with the zoning underwriting mandate, comparable sales are evaluated across all residential housing types permitted in MUDD-O (Single-Family Detached, Townhouse, Duplex, Triplex, Quadplex, and Multi-Family), while prohibited uses (Mobile/Modular = Not a permitted use) and raw vacant land sales (NEVER use raw land comps) are excluded.

All comparable sales are evaluated strictly by actual Google Maps road driving distance and whole travel minutes from 3714 Memorial Pkwy, Charlotte, NC 28217 across the exact trailing 1-year rolling window (2025-11-04 to 2026-11-04). Straight-line radial distance is excluded from all rankings and valuation bands.

• Trailing 1-Year Rolling Window (Sold 2025-11-04 to 2026-11-04 · 2025–2026 New Construction · N = 229): all_229_zoning_permitted_driving_comps_3714_memorial_pkwy.csv / .json

Valuation Policy Note: In accordance with institutional underwriting guidelines, Average (Mean) ARV is used throughout this report — Median is never used — and land valuation is derived strictly from the unified 8%–15% of Average ARV rule per lot.

Master Unified Driving Comps Registry (All 229 Completed 2025–2026 Comps Sold 2025-11-04 to 2026-11-04 · Closest to Farthest by Google Maps)

Below is the complete, unabridged master table of all 229 verified 2025–2026 new-construction comparable sales closed between 2025-11-04 and 2026-11-04 within 6.0 Google Maps road driving miles, ordered strictly from closest (#1 at 0.20 mi · 1 min) to farthest (#229 at 6.00 mi · 24 min):

20. Development Cost Considerations

Benchmark horizontal site preparation, Charlotte Water utility tap/SDF fees, and soft costs for a 1-Unit Zero-Lot-Line MUDD-O Townhome Pad (1,520.36 Sq Ft):

21. Highest and Best Use

• Legally Permissible: Under Charlotte MUDD-O (Petition 2007-082) and Map Book 72, Page 693, Lot 129 (1,520.36 sq ft, 21.00' × 72.30') is legally platted and entitled for a 1-unit attached zero-lot-line townhome (and is already improved with a 2,050 sq ft townhome built in 2023).
• Physically Possible: The 21.00 ft × 72.30 ft (1,520.36 sq ft) level pad with Memorial Pkwy front access and Appalachian Aly rear garage access is purpose-built for a 3-story, 2,050 sq ft urban townhome.
• Financially Feasible: With 7 City Park townhomes just 0.20 driving miles away (Bass River Pkwy) selling at an Average ARV of $445,068 ($238/sq ft) ($419,000–$480,000) and 168 townhomes across 0–6 miles averaging $485,299 ($247/sq ft), a 2,050 sq ft townhome at $238/sq ft ($488,000 ARV) generates $63,000–$96,560 in net builder margin (14.8%–24.7% ROC).
• Maximally Productive: Retain the existing 2,050 sq ft 3-story townhome on 3714 Memorial Pkwy (PID 14327646); for new vertical development on Memorial Pkwy, target the adjacent 2.499-acre vacant MUDD-O tract (PID 14313155, Lot A3, Map Book 62, Page 475) or replicate this 21-ft townhome pad model across nearby Southwest Charlotte N2-A / MUDD-O sites.

22. Land Valuation (Google Maps Driving Distance Impact: 0–1 Mi vs. 0–3 Mi vs. 0–6 Mi)

In strict accordance with the Empty Driving Band Accuracy Rule and Unified 8%–15% of Average ARV Rule (Never Median, Never Raw Land Comps), where a permitted housing type has zero comps in a specific distance band, the cell prints 0 Comps / N/A and never borrows a range from another band. Uses not permitted in the MUDD-O district print Not a permitted use:

Zero-Comp & Permitted Use Disclosures:

• 1 Townhome Unit (P By-Right in MUDD-O — Direct Subject Pad Benchmark):
  • 0–1.0 Driving Mile (N=7): 7 new 2025–2026 City Park townhomes at Bass River Pkwy (0.20 mi · 1 min) average $445,068 ($238/sq ft), yielding an 8%–15% townhome pad value of $35,605 – $66,760.
  • 0–3.0 Driving Miles (N=44): 44 townhomes average $474,416 ($239/sq ft), yielding $37,953 – $71,162.
  • 0–6.0 Driving Miles (N=168): 168 townhomes average $485,299 ($247/sq ft), yielding $38,824 – $72,795.
• 1 Single-Family Detached Lot (P in MUDD-O on Larger Lots): 0 comps in 0–1.0 mi (0 Comps / N/A). 6 comps in 0–3.0 mi average $709,165 ($312/sq ft), yielding $56,733 – $106,375. 56 comps in 0–6.0 mi average $729,852 ($297/sq ft), yielding $58,388 – $109,478.
• 1 Duplex Structure · 2 Units (P in MUDD-O on Qualifying Lots): 0 comps in 0–1.0 mi (0 Comps / N/A). 4 comps in 0–3.0 mi (W Tyvola Rd, New Pineola Rd, Old Steele Creek Rd) average $616,150 ($232/sq ft), yielding $49,292 – $92,422. 5 comps in 0–6.0 mi average $618,920 ($225/sq ft), yielding $49,514 – $92,838.
• Triplex / Quadplex / Multi-Family: 0 verified individual 2025–2026 building sales within 6.0 driving miles (0 Comps / N/A).
• Mobile / Modular Unit: Marked Not a permitted use under Charlotte MUDD-O zoning.

Valuation Synthesis vs. County Assessed Land Value ($90,000):

• Mecklenburg County assesses each finished 21-ft City Park townhome lot (Lots 126–130 on Memorial Pkwy) at $90,000.00 Land Value (18.5% of $488,000 replacement ARV), while the institutional 8%–15% of Average ARV rule indicates a raw/paper townhome pad basis of $35,605 – $66,760 in the 0–1.0 mile City Park band ($38,824 – $72,795 across 0–6.0 miles).

23. Builder/Developer Profitability Analysis

Residual pro-forma modeling a 2,050 Sq Ft Three-Story Zero-Lot-Line Townhome (matching 3714 Memorial Pkwy's exact 2,050 sq ft building area) at $238.00/sq ft ARV ($488,000 gross exit, anchored on the 0–1 mi City Park Townhouse Average $/SqFt of $238/sq ft) across three execution models:

25. Final Investment Recommendation

• Overall Feasibility Score: 8.7 / 10 (MUDD-O Urban Townhome Benchmark · Existing Improved 2023 Townhome)
• Buildability Rating: 9.0 / 10 (Level Graded Pad, Full Charlotte Water/Sewer, Dual Street/Alley Access)
• Development Risk Rating: Low Site Risk (Already Built Out in 2023)
• Actionable Verdict: DO NOT TARGET 3714 MEMORIAL PKWY AS VACANT LAND (ALREADY BUILT IN 2023 FOR $435,500) — PIVOT TO ADJACENT 2.499-ACRE VACANT PARCEL PID 14313155 ON MEMORIAL PKWY.

1. For 3714 Memorial Pkwy (PID 14327646, Lot 129): The property is an existing 2,050 sq ft 3-story Meritage townhome that sold on December 1, 2023 for $435,500 (DB 38511 / PG 145) and now carries a replacement market value of $445,068–$488,000 based on the 7 new 2025–2026 City Park townhome sales on Bass River Pkwy (0.20 mi · 1 min).
2. For Vacant Land Acquisition on Memorial Pkwy: Target PID 14313155 (MEMORIAL PY CHARLOTTE NC, Lot A3, Map Book 62, Page 475), the 2.499-acre (108,856 sq ft) vacant MUDD-O parcel on Memorial Pkwy owned by City Park Hotel Inc (DB 38677 / PG 759), or use the verified $35,605 – $72,795 (8%–15% of Average ARV) per-pad valuation benchmark when underwriting raw townhome land in Southwest Charlotte (28217 / 28208).

26. Data Sources & Verification Ledger

1. City of Charlotte / Mecklenburg County GIS REST Services (Queried & Verified November 4, 2026):
   • AllParcelData (PLN/AllParcelData/MapServer/0) & Parcels (CountyData/Parcels/MapServer/0): parcelid / PID = 14327646, NC_PIN = 4522881501, MAP_BOOK = 143, MAP_PAGE = 27, MAP_BLOCK = 6, LOT_NUM = 46, legaldescription = L129 M72-693, neighborhood_description = CITY PARK by MERITAGE, owner = JONATHAN JAMES COBEY, deed_book = 38511, deed_page = 145, saledate = 12/01/2023, saleprice = $435,500.00, amt_stamps = $871.00, totallandvalue = $90,000, totalbuildingvalue = $295,300, totalvalue = $385,300, num_heatedarea = 2,050 sq ft, txt_vacantorimproved = IMP, Shape.STArea() = 1,520.36 sq ft (0.0349 ac), Shape.STLength() = 186.59 ft (21.00' NW front × 72.09' NE side × 21.01' SE alley rear × 72.50' SW side), and adjacent vacant parcel PID 14313155 (2.499 ac, LA3 M62-475, VAC, $2,181,500 land value).
   • Zoning (PLN/Zoning/MapServer/0): OBJECTID = 486670, ZoneDes = MUDD-O (Mixed Use Development District Optional), ZonePetition = 2007-082, RezoneDate = 01/22/2008.
   • Streets (CountyData/Streets/MapServer/0): Memorial Pkwy (STREETCLASS: PU, MAINT_BY: CITY, 22' width) & Appalachian Aly (STREETCLASS: PV, 22' width).
2. Environmental & Federal Spatial Layers:
   • USGS 3DEP (3DEPElevation/ImageServer/getSamples): 5-point cardinal screening (671.39 ft centroid; 655.95'–674.17' cardinal points; ~2.12% pad slope).
   • FEMA NFHL Layer 28 & Layer 3: Flood Zone X (0.0% SFHA, FIRM Panel 3710452200K, effective 09/02/2015).
   • USFWS NWI Layer 0 & USDA SSURGO: 0.0 acres mapped wetlands on site (nearest R2UBH feature is 764.1 ft away); soil map unit CeB2 (Cecil sandy clay loam, 2–8% slopes, well-drained, non-hydric).
3. Multi-Platform MLS & Trailing 1-Year Closed Sales Registry (2025-11-04 to 2026-11-04):
   • 229 verified MUDD-O permitted 2025–2026 new-construction closed sales sold strictly between 2025-11-04 and 2026-11-04 across Zillow, Redfin, and Realtor.com (RealtyAPI) within 6.0 Google Maps road driving miles from 3714 Memorial Pkwy (168 Townhouse, 56 Single-Family, 5 Duplex), plus self-hosted Firecrawl (http://127.0.0.1:3002/v1/scrape), Perplexity SPACE (sbx_01a1a75f-1693-748b-b500-a0158a8bc246), and Browser-Duo (agent-browser + fastbrowse) cross-verification.