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Property profile & analytics
OFF-MARKET
Estimated value
$9,595,000
Garden apartment buildings
2517 Guess Rd Durham, NC 27705-3306
Entity Owned
Free & Clear
Property ID
US53-5310235
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1973
Total area
35,996 SF
Lot
5.55 ac (241,758 SF)
Zoning code
CG,OI
APN
125178
UPID
US53-5310235
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
-
Carolina Duke Inn Hotel & Motel
-
Brogden Middle School north Carolina state Training Center Tutoring Service
-
Vivo Living Durham Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.60M
Owner & transaction history
Kpif Durham Apartments LLC
Kpif Durham Apartments LLC
since 2025
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
CG,OI · Durham, 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 Durham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Durham 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
$9,150,000
ML approach
$9,225,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$15,360,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$9.60M
Range $8.64M – $10.55M · ±10% · vs last sale $10.00M (Oct 21 2022)
Last sale anchor
$10.00M
Oct 21 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
$267 / 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
$56,004
Tax year 2024
Assessed value
$4,014,904
Assessed 2024
Previous assessed
$4,014,904
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,038,660
Assessed improvement
$2,976,244
Land market value
$1,038,660
Improvement market value
$2,976,244
Total market value
$4,014,904
Applied tax rate
1.0000
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
1973
Heating
FLOOR/WALL FURNACE
Cooling
YES
Stories
2
Total area
35,996 SF
Lot
5.55 ac (241,758 SF)
Zoning code
CG,OI
APN
125178
UPID
US53-5310235
Jurisdiction
DURHAM
Zoning & alternative use
CG,OI · Durham, NCZoning CG,OI · permitted uses
CG,OI · Durham, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$15.4M
RESTAURANT
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
1973
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
2
Lot
5.55 ac
Current owner
From public records · entity-resolved
Kpif Durham Apartments LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
$12,500,000
Kpif Durham Apartments LLC
Viyo Living Durham LLC
Deed
related
—
Oct 21, 2022
$10,000,000
Vivo Living Durham LLC
Di Group LLC
Special Warranty Deed
$18,000,000 · Keystone National Group LLC
May 23, 2018
—
Di Group LLC
—
Deed
related
$1,204,375 · Uwharrie Bk
Mar 6, 2014
$1,580,158
Di Group LLC
Sprouse James W JR
Trustees Deed
related
—
May 21, 2008
$3,025,000
Shree Dutt Sai LLC
Worldwide Inns LLC
Grant Deed
$2,000,000 · Commerce National Bank
—
—
Shree Dutt Sai LLC
—
Deed Of Trust
related
$297,528 · Greentech Renewable Solutions
—
—
Di Group LLC
—
Loan Modification
related
$1,204,375 · Uwharrie Bk
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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