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Property profile & analytics
OFF-MARKET
Estimated value
$53,725,000
Garden apartment buildings
2419 Wycliff Rd Raleigh, NC 27607-2902
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-5420494
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1968
Construction
BRICK
Total area
19,636 SF
Lot
26.48 ac (1,153,469 SF)
Zoning code
RX-3
APN
0795.13-02-3956 0000380
UPID
US53-5420494
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
Current use
Occupant on record · Public records
-
Grand Arbor Reserve Apartment Homes Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$64.65M
Blend (final)
Blend
$53.73M
Owner & transaction history
M& T Bank · 3 yrs held
M& T Bank
since 2022
Last sale
$48.0M
7 recorded transactions
Zoning & alternative use
RX-3 · Raleigh, 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 Raleigh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Raleigh 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
$54,250,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$53.73M
Range $48.35M – $59.10M · ±10% · vs last sale $48.00M (Oct 3 2022)
Last sale anchor
$48.00M
Oct 3 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
$2,736 / 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
$310,559
Tax year 2023
Assessed value
$27,946,671
Assessed 2023
Previous assessed
$27,946,671
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$8,910,000
Assessed improvement
$19,036,671
Land market value
$8,910,000
Improvement market value
$19,036,671
Total market value
$27,946,671
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
1968
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
22
Rooms
1230
Total area
19,636 SF
Lot
26.48 ac (1,153,469 SF)
Zoning code
RX-3
APN
0795.13-02-3956 0000380
UPID
US53-5420494
Jurisdiction
WAKE
Zoning & alternative use
RX-3 · Raleigh, NC
Zoning RX-3 · permitted uses
RX-3 · Raleigh, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Raleigh. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1968
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
22
Rooms
1230
Lot
26.48 ac
Current owner
From public records · entity-resolved
M& T Bank
Entity
Mailing address
4445 WILLARD AVE STE #900, CHEVY CHASE, MD 20815-3788
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
—
M& T Bank
Grand Arbor Reserve LLC
Assignment Of Lease (leasehold Sale)
$32,000,000 · M & T Bank
Oct 3, 2022
$48,000,000
Grand Arbor Reserve LLC
Meredith Partners LLC
Special Warranty Deed
$32,000,000 · M & T Bank
Aug 31, 2020
—
Meredith Partners LLC
—
Deed
related
$24,785,000 · Newmark Knight Frank
May 2, 2011
—
Meredith Partners LLC
—
Deed Of Trust
related
$16,500,000 · Legg Mason R/e Cdo I Ltd
Jul 18, 2008
$18,900,000
Meredith Partners LLC
Kf Meredith LLC
Grant Deed
related
—
Oct 31, 2001
$14,000,000
Kf Meredith LLC
Kf Meredith LLC
Grant Deed
related
—
—
—
Meredith Partners LLC
—
Deed Of Trust
related
$24,785,000 · Newmark Knight Frank
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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