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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Garden apartment buildings
2003 Startown Rd Hickory, NC 28602-8795
Individually Owned
Free & Clear
Property ID
US53-5376793
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2019
Construction
FRAME
Total area
14,140 SF
Lot
15.27 ac (665,161 SF)
Zoning code
PD
APN
3711-16-94-6567
UPID
US53-5376793
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
$1.83M
Comparable Approach
Comparable
$986k
Blend (final)
Blend
$1.51M
Owner & transaction history
Passco Preston Ridge Dst
Passco Preston Ridge Dst
since 2026
2 recorded transactions
Zoning & alternative use
PD · Hickory, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+14.4%
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 Hickory submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hickory 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%
$1,980,000
6.5%
$1,825,000
7%
$1,695,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,470,000
Current use
AUTO REPAIR, GARAGE
$1,680,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,230,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±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
$106 / 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
$189,606
Tax year 2024
Assessed value
$22,215,100
Assessed 2024
Previous assessed
$2,454,400
+805.1% YoY
Effective rate
0.85%
On assessed value
Assessed land
$875,600
Assessed improvement
$21,339,500
Land market value
$875,600
Improvement market value
$21,339,500
Total market value
$22,215,100
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
2019
Construction
FRAME
Heating
HOT WATER
Cooling
CENTRAL
Units
24
Total area
14,140 SF
Lot
15.27 ac (665,161 SF)
Zoning code
PD
APN
3711-16-94-6567
UPID
US53-5376793
Jurisdiction
CATAWBA
Zoning & alternative use
PD · Hickory, NC
Zoning PD · permitted uses
PD · Hickory, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hickory. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2019
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Units
24
Lot
15.27 ac
Current owner
From public records · entity-resolved
Passco Preston Ridge Dst
Individual
Free & Clear · 0 yrs held
Mailing address
4530 PARK RD STE #410, CHARLOTTE, NC 28209-3790
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2026
$36,111,500
Passco Preston Ridge Dst
Startown Mf Phase II LLC
Special Warranty Deed
—
Aug 4, 2022
—
Startown Mf Phase II LLC
Startown Sub Holdco LLC
Warranty Deed
$49,850,000 · South State Bank NA
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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