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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Garden apartment buildings
1950 Windsor Hl Dr, Matthews, NC 28105-2377
Entity Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-5559884
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1989
Total area
11,710 SF
Lot
25.33 ac (1,103,462 SF)
Zoning code
C
APN
19339280
UPID
US53-5559884
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
$1.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
Windsor Landing Investments I LLC · 18 yrs held
Windsor Landing Investments I LLC
since 2007
5 recorded transactions
Zoning & alternative use
C · Matthews, 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 Matthews submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Matthews 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%
$1,465,000
6.5%
$1,350,000
7%
$1,255,000
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±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
$125 / 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
$295,583
Tax year 2023
Assessed value
$39,965,200
Assessed 2024
Previous assessed
$42,758,800
-6.5% YoY
Effective rate
0.74%
On assessed value
Assessed land
$7,673,300
Assessed improvement
$32,291,900
Land market value
$7,673,300
Improvement market value
$32,291,900
Total market value
$39,965,200
Applied tax rate
19.0000
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
17
Stories
3
Rooms
1
Total area
11,710 SF
Lot
25.33 ac (1,103,462 SF)
Zoning code
C
APN
19339280
UPID
US53-5559884
Jurisdiction
MECKLENBURG
Zoning & alternative use
C · Matthews, NC
Zoning C · permitted uses
C · Matthews, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Matthews. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1989
Heating
STEAM
Cooling
Yes
Stories
3
Buildings
17
Rooms
1
Lot
25.33 ac
Current owner
From public records · entity-resolved
Windsor Landing Investments I LLC
Entity
Free & Clear · 18 yrs held
Mailing address
2770 INDIAN RIV BLVD STE #201, VERO BEACH, FL 32960-4230
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2007
$21,300,000
Windsor Landing Investments I LLC
Fortress Windsor LLC
Special Warranty Deed
—
Mar 31, 2005
$14,700,000
Fortress Windsor LLC
Sterling Square Delaware LLC
Special Warranty Deed
$11,700,000 · Wachovia Bank NA
Aug 5, 2004
—
Sterling Square Delaware LLC
Sterling Square Apartments LLC
Quit Claim Deed
related
$52,000,000 · Lehman Capital Corp
Jul 1, 1994
$10,400,000
Sherwood Ridges Apartments
Windsor Square P
Grant Deed
—
Sep 28, 1988
$1,403,000
Windsor Square Partners
Unknown
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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