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Property profile & analytics
OFF-MARKET
Estimated value
$28,425,000
Garden apartment buildings
13405 Cres Spgs Dr, Charlotte, NC 28273-9156
Entity Owned
Free & Clear
Property ID
US53-0107068
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1996
Total area
20,164 SF
Lot
24.54 ac (1,068,962 SF)
Zoning code
R12MFCD
APN
20315209
UPID
US53-0107068
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
$24.77M
Blend (final)
Blend
$28.43M
Owner & transaction history
Gep Xi Creekside LP
Gep Xi Creekside LP
since 2025
Last sale
$38.9M
5 recorded transactions
Zoning & alternative use
R12MFCD · Charlotte, 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 Charlotte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlotte 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
$28.43M
Range $25.58M – $31.27M · ±10% · vs last sale $38.95M (Jun 26 2025)
Last sale anchor
$38.95M
Jun 26 2025
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
$1,410 / 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
$340,224
Tax year 2023
Assessed value
$46,383,700
Assessed 2024
Previous assessed
$54,088,700
-14.2% YoY
Effective rate
0.73%
On assessed value
Assessed land
$6,957,900
Assessed improvement
$39,425,800
Land market value
$6,957,900
Improvement market value
$39,425,800
Total market value
$46,383,700
Applied tax rate
8.0000
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
1996
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
12
Stories
3
Total area
20,164 SF
Lot
24.54 ac (1,068,962 SF)
Zoning code
R12MFCD
APN
20315209
UPID
US53-0107068
Jurisdiction
MECKLENBURG
Zoning & alternative use
R12MFCD · Charlotte, NC
Zoning R12MFCD · permitted uses
R12MFCD · Charlotte, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charlotte. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1996
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Buildings
12
Lot
24.54 ac
Current owner
From public records · entity-resolved
Gep Xi Creekside LP
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
Ownership since
2025
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 26, 2025
$38,946,000
Gep Xi Creekside LP
Bcore Mf Steele Creek LP
Special Warranty Deed
—
Dec 23, 2020
—
Bcore Mf Steele Creek LLC
—
Deed
related
—
Nov 25, 2020
$47,250,000
Bcore Mf Steele Creek LLC
Steele Crk Apts Prop Owner LLC
Grant Deed
—
Apr 30, 1998
—
Atlantic,multifamily Ltd P
Atlantic Multifa
Quit Claim Deed
related
—
—
—
Bcore Mf Steele Creek LLC
—
Deed Of Trust
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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