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Property profile & analytics
OFF-MARKET
Estimated value
$1,525,000
Garden apartment buildings
1000 Reef Ct Holly Springs, NC 27540
Entity Owned
12-yr Hold
Free & Clear
Property ID
US53-5593893
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2014
Construction
FRAME
Total area
18,712 SF
Lot
5.56 ac (242,194 SF)
Zoning code
R-MF-15
APN
0669.01-06-4161 0045521
UPID
US53-5593893
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
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.53M
Owner & transaction history
Holly Woods At Sunset LLC · 12 yrs held
Holly Woods At Sunset LLC
since 2013
5 recorded transactions
Zoning & alternative use
R-MF-15 · Holly Springs, NC
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 Holly Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holly Springs 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
$1,005,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.53M
Range $1.37M – $1.68M · ±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
$81 / 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
$58,013
Tax year 2023
Assessed value
$5,259,872
Assessed 2023
Previous assessed
$5,259,872
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,487,500
Assessed improvement
$3,772,372
Land market value
$1,487,500
Improvement market value
$3,772,372
Total market value
$5,259,872
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
2014
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
16
Rooms
6
Bathrooms
2
Total area
18,712 SF
Lot
5.56 ac (242,194 SF)
Zoning code
R-MF-15
APN
0669.01-06-4161 0045521
UPID
US53-5593893
Jurisdiction
WAKE
Zoning & alternative use
R-MF-15 · Holly Springs, NCZoning R-MF-15 · permitted uses
R-MF-15 · Holly Springs, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
UDO FullVersion Sup7
Building & site characteristics
From public records
Year built
2014
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
16
Rooms
6
Bathrooms
2
Lot
5.56 ac
Current owner
From public records · entity-resolved
Holly Woods At Sunset LLC
Entity
Free & Clear · 12 yrs held
Mailing address
PO BOX 526, AYNOR, SC 29511-0526
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2013
$1,000,000
Holly Woods At Sunset LLC
Mccoy Properties LLC
Warranty Deed
—
Jul 18, 2008
$640,500
Mccoy Properties LLC
Mccoy,emma L
Warranty Deed
related
$350,000 · Emma L Mccoy
—
—
Mccoy Ellis R Tr
—
Deed Of Trust
related
$400,000 · Mccoy Properties LLC
—
—
Holly Woods At Sunset LLC
—
Deed Of Trust
related
$2,600,000 · Churchill Mtg Inv
—
—
Mccoy Properties LLC
—
Deed Of Trust
related
$485,000 · Emma L Mccoy
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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