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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Day care centers
1391 Plz W Rd, Winston Salem, NC 27103-1419
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-0960706
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1982
Construction
WOOD
Total area
8,398 SF
Lot
1.17 ac (50,965 SF)
Zoning code
GO-S
APN
6814-38-7630.00
UPID
US53-0960706
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
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$884k
Blend (final)
Blend
$995k
Owner & transaction history
Jsjgs Holdings LLC · 3 yrs held
Jsjgs Holdings LLC
since 2022
Last sale
$984,500
1 recorded transaction
Zoning & alternative use
GO-S · Winston Salem, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+52.2%
Commercial (general)
$850,000
+28.8%
Auto repair, garage
$750,000
+14.0%
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 Winston Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winston Salem 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
$1,010,000
ML approach
$1,260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$660,000
Current use
RESTAURANT
$1,005,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$850,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$750,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $985k (Aug 15 2022)
Last sale anchor
$985k
Aug 15 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
$118 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$16,963
Tax year 2024
Assessed value
$1,209,200
Assessed 2024
Previous assessed
$1,098,800
+10.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$271,100
Assessed improvement
$938,100
Land market value
$271,100
Improvement market value
$938,100
Total market value
$1,209,200
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
FORCED AIR
Stories
1
Total area
8,398 SF
Lot
1.17 ac (50,965 SF)
Zoning code
GO-S
APN
6814-38-7630.00
UPID
US53-0960706
Jurisdiction
FORSYTH
Zoning & alternative use
GO-S · Winston Salem, NC
Zoning GO-S · permitted uses
GO-S · Winston Salem, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winston Salem. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$660,000
RESTAURANT
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$850,000
AUTO REPAIR, GARAGE
Est. value
$750,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1982
Construction
WOOD
Heating
FORCED AIR
Stories
1
Lot
1.17 ac
Current owner
From public records · entity-resolved
Jsjgs Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
250 WATER LILY CIR, WINSTON SALEM, NC 27107-6016
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2022
$984,500
Jsjgs Holdings LLC
Allred Investment Company LLC
Warranty 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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