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Property profile & analytics
OFF-MARKET
Estimated value
$3,395,000
Garden apartment buildings
3305 Hickory Tree Rd Winston Salem, NC 27127-9245
Individually Owned
20-yr Hold
Free & Clear
Property ID
US53-3801517
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2015
Construction
FRAME
Total area
65,389 SF
Lot
7.13 ac (310,583 SF)
Zoning code
OI
APN
03-003-0-000-0027-A
UPID
US53-3801517
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
-
The Villas at Hickory Tree Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.39M
Blend (final)
Blend
$3.40M
Owner & transaction history
Kent A Cundiff · 20 yrs held
Kent A Cundiff
since 2006
5 recorded transactions
Zoning & alternative use
OI · Winston Salem, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.3M
+33.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,000,000
Current use
OFFICE BUILDING
$5,340,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$3.40M
Range $3.06M – $3.73M · ±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
$52 / 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
$15,547
Tax year 2023
Assessed value
$2,429,250
Assessed 2023
Previous assessed
$2,429,250
+0.0% YoY
Effective rate
0.64%
On assessed value
Land market value
$465,870
Improvement market value
$1,963,380
Total market value
$2,429,250
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2015
Construction
FRAME
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
3
Units
56
Total area
65,389 SF
Lot
7.13 ac (310,583 SF)
Zoning code
OI
APN
03-003-0-000-0027-A
UPID
US53-3801517
Jurisdiction
DAVIDSON
Zoning & alternative use
OI · Winston Salem, NC
Zoning OI · permitted uses
OI · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.0M
OFFICE BUILDING
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS) Current
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
2015
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Units
56
Lot
7.13 ac
Current owner
From public records · entity-resolved
Kent A Cundiff
Individual
Free & Clear · 20 yrs held
Mailing address
PO BOX 160, AYNOR, SC 29511-0160
Ownership since
2006
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
Jul 23, 2020
—
Villas At Hickory Tree LLC
—
Deed
related
$1,150,000 · Churchill Mtg Inv
Feb 9, 2006
—
Kent A Cundiff
Owner Name Unavailable
Grant Deed
related
—
—
—
Villas At Hickory Tree LLC
—
Deed Of Trust
related
$1,072,073 · Housing Fin Agcy
—
—
Villas At Hickory Tree LLC
—
Deed Of Trust
related
$800,000 · Housing Fin Agcy
—
—
Villas At Hickory Tree LLC
—
Loan Modification
related
$1,150,000 · Churchill Mtg Inv
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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