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Property profile & analytics
OFF-MARKET
Estimated value
$77,420,000
Garden apartment buildings
100 Westover Hls Dr Cary, NC 27513
Entity Owned
4-yr Hold
Free & Clear
Property ID
US53-1658854
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1995
Construction
FRAME
Total area
19,530 SF
Lot
32.7 ac (1,424,412 SF)
Zoning code
RMFP
APN
0765.15-53-4335 0205040
UPID
US53-1658854
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
$83.79M
Blend (final)
Blend
$77.42M
Owner & transaction history
Cary Weston Spe LLC · 4 yrs held
Cary Weston Spe LLC
since 2022
Last sale
$73.4M
7 recorded transactions
Zoning & alternative use
RMFP · Cary, 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 Cary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cary 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
$79,135,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$77.42M
Range $69.68M – $85.16M · ±10% · vs last sale $73.38M (Jan 10 2022)
Last sale anchor
$73.38M
Jan 10 2022
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
$3,964 / 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
$469,335
Tax year 2023
Assessed value
$46,264,935
Assessed 2023
Previous assessed
$46,264,935
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$11,016,000
Assessed improvement
$35,248,935
Land market value
$11,016,000
Improvement market value
$35,248,935
Total market value
$46,264,935
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
1995
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Units
24
Rooms
1338
Total area
19,530 SF
Lot
32.7 ac (1,424,412 SF)
Zoning code
RMFP
APN
0765.15-53-4335 0205040
UPID
US53-1658854
Jurisdiction
WAKE
Zoning & alternative use
RMFP · Cary, NC
Zoning RMFP · permitted uses
RMFP · Cary, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cary. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
3
Units
24
Rooms
1338
Lot
32.7 ac
Current owner
From public records · entity-resolved
Cary Weston Spe LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1000 HEATHMOOR LN, CARY, NC 27513-2958
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2022
—
Cary Weston Spe LLC
1000 Hl Apts LLC
Quit Claim Deed
related
—
Jan 10, 2022
$73,375,000
Hc Cary Owner LLC
1000hl Apts LLC
Special Warranty Deed
—
Nov 6, 2020
$57,600
1000hl Apts LLC
Cary Reserve LLC
Grant Deed
$42,922,000 · Newmark Knight Frank
Aug 30, 2019
—
Cary Reserve LLC
Hudson Capital Weston LLC
Grant Deed
related
$33,350 · Prudential Affordable Mtg
Dec 22, 2017
$46,800,000
Hudson Capital Weston LLC
Dpr Westover LLC
Grant Deed
related
$33,400,000 · Cbre Cap Markets
Jan 8, 2015
$33,800,000
Dpr Westover LLC
Woh Partners LLC
Grant Deed
$4,200,000 · Arbor Com'l Fndg
Feb 2, 2012
—
Woh Partners LLC
Rayman Associates Saginaw LP
Grant Deed
$19,900,000 · Arbor Commercial Funding LLC
Jul 30, 2002
$20,000,000
Rayman Associates Saginaw
Sc,westover H
Grant 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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