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Property profile & analytics
OFF-MARKET
Estimated value
$2,070,000
Garden apartment buildings
12624 Sabal Park Dr Pineville, NC 28134-8580
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US53-1024749
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1989
Total area
27,920 SF
Lot
11.16 ac (486,042 SF)
Zoning code
RMF
APN
22109116
UPID
US53-1024749
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
$1.94M
Blend (final)
Blend
$2.07M
Owner & transaction history
Westdale Sabal Point Nc LLC · 19 yrs held
Westdale Sabal Point Nc LLC
since 2007
3 recorded transactions
Zoning & alternative use
RMF · Pineville, 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 Pineville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pineville 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.07M
Range $1.86M – $2.28M · ±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
$74 / 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
$127,352
Tax year 2023
Assessed value
$16,798,800
Assessed 2024
Previous assessed
$19,500,000
-13.9% YoY
Effective rate
0.76%
On assessed value
Assessed land
$1,790,500
Assessed improvement
$15,008,300
Land market value
$1,790,500
Improvement market value
$15,008,300
Total market value
$16,798,800
Applied tax rate
21.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1989
Heating
STEAM
Cooling
CENTRAL
Buildings
4
Stories
2
Total area
27,920 SF
Lot
11.16 ac (486,042 SF)
Zoning code
RMF
APN
22109116
UPID
US53-1024749
Jurisdiction
MECKLENBURG
Zoning & alternative use
RMF · Pineville, NCZoning RMF · permitted uses
RMF · Pineville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
TOWN OF PINEVILLE
Building & site characteristics
From public records
Year built
1989
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
4
Lot
11.16 ac
Current owner
From public records · entity-resolved
Westdale Sabal Point Nc LLC
Entity
Mailing address
2424 RDG RD, ROCKWALL, TX 75087-5116
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2007
—
Westdale Sabal Point Nc LLC
Westdale Interstate Props Ltd
Quit Claim Deed
$19,480,000 · Column Financial INC
Dec 31, 1997
$9,420,500
Glb Arrowood Crossing Ltd
Glb,arrowood Cro
Grant Deed
related
—
Jun 28, 1990
$1,610,000
Real Estate Fund Bass III
Unknown
Grant 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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