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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Apartment buildings
100 Saddlebrook Dr 328 Sanford, NC 27330-9174
Entity Owned
8-yr Hold
Free & Clear
Property ID
US53-4761562
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2014
Total area
5,400 SF
Lot
38.98 ac (1,697,969 SF)
Zoning code
MF-12-C
APN
9631-37-2073-00
UPID
US53-4761562
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
$715k
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$670k
Owner & transaction history
Lakeside Townhomes LLC · 8 yrs held
Lakeside Townhomes LLC
since 2017
1 recorded transaction
Zoning & alternative use
MF-12-C · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$745,000
+139.3%
Auto repair, garage
$550,000
+77.2%
Restaurant
$495,000
+58.3%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$745,000
Change: +139% · Conversion: Moderate
AUTO REPAIR, GARAGE
$550,000
Change: +77% · Conversion: Difficult
RESTAURANT
$495,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$425,000
Change: +36% · Conversion: Moderate
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$124 / 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
$353,705
Tax year 2023
Assessed value
$29,848,500
Assessed 2023
Previous assessed
$29,848,500
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,138,400
Assessed improvement
$28,710,100
Land market value
$1,138,400
Improvement market value
$28,710,100
Total market value
$29,848,500
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2014
Heating
YES
Cooling
NONE
Buildings
6
Stories
1
Units
8
Total area
5,400 SF
Lot
38.98 ac (1,697,969 SF)
Zoning code
MF-12-C
APN
9631-37-2073-00
UPID
US53-4761562
Jurisdiction
LEE
Zoning & alternative use
MF-12-C · Sanford, NC
Zoning MF-12-C · permitted uses
MF-12-C · Sanford, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$550,000
RESTAURANT
Est. value
$495,000
MEDICAL BUILDING
Est. value
$425,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
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
2014
Heating
YES
Cooling
Yes
Stories
1
Buildings
6
Units
8
Lot
38.98 ac
Current owner
From public records · entity-resolved
Lakeside Townhomes LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 38848, GREENSBORO, NC 27438-8848
Ownership since
2017
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
Jul 27, 2017
—
Lakeside Townhomes LLC
Ryder Downs LLC
Warranty Deed
related
—
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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