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Property profile & analytics
OFF-MARKET
Estimated value
$69,150,000
Garden apartment buildings
3410 Woodford Cir Fayetteville, NC 28314-2652
Entity Owned
4-yr Hold
Property ID
US53-0959862
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2007
Total area
3,641 SF
Lot
20.54 ac (894,722 SF)
Zoning code
MR5
APN
0408-52-7858
UPID
US53-0959862
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$69.15M
Owner & transaction history
Westlake At Morganton Nc Owner LLC · 4 yrs held
Westlake At Morganton Nc Owner LLC
since 2022
Last sale
$66.3M
7 recorded transactions
Zoning & alternative use
MR5 · Fayetteville, 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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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
$74,840,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$69.15M
Range $62.24M – $76.07M · ±10% · vs last sale $66.31M (Jul 5 2022)
Last sale anchor
$66.31M
Jul 5 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
$18,992 / 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
$386,181
Tax year 2023
Assessed value
$52,268,453
Assessed 2023
Previous assessed
$52,268,453
+0.0% YoY
Effective rate
0.74%
On assessed value
Assessed land
$1,635,000
Assessed improvement
$50,633,453
Land market value
$1,635,000
Improvement market value
$50,633,453
Total market value
$52,268,453
Applied tax rate
1,000.0000
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
2007
Heating
NONE
Buildings
5
Stories
1
Units
19
Bathrooms
547
Total area
3,641 SF
Lot
20.54 ac (894,722 SF)
Zoning code
MR5
APN
0408-52-7858
UPID
US53-0959862
Jurisdiction
CUMBERLAND
Zoning & alternative use
MR5 · Fayetteville, NC
Zoning MR5 · permitted uses
MR5 · Fayetteville, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fayetteville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2007
Heating
NONE
Stories
1
Buildings
5
Units
19
Bathrooms
547
Lot
20.54 ac
Current owner
From public records · entity-resolved
Westlake At Morganton Nc Owner LLC
Entity
Mailing address
112 S FRENCH ST105MP, WILMINGTON, DE 19801-5035
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
Jul 5, 2022
$66,306,000
Westlake At Morganton Nc Owner LLC
Westlake At Morganton Spe LLC
Special Warranty Deed
$100,000,000 · Fs Creit Originator LLC
Apr 17, 2018
—
Westlake At Morganton Spe LLC A Del
Westlake At Morganton LLC A North C
Deed
$32,000,000 · Rialto Mortgage Finance LLC
Apr 9, 2009
—
Westlake At Morganton LLC
—
Trustees Deed
related
$1,500,000 · Branch Banking & Trust Co
Oct 30, 2006
—
Westlake At Morganton LLC
Itac 191 LLC
Grant Deed
$3,500,000 · Betty A Weber
May 31, 2006
$3,492,000
Itac 191 LLC
Maxwell,william A SR
Warranty Deed
$2,190,806 · Betty A Weber
—
—
Westlake At Morganton LLC
—
Deed Of Trust
related
$1,250,000 · Arbor Commercial Funding LLC
—
—
Westlake At Morganton LLC
—
Deed Of Trust
related
$27,000,000 · Arbor Commercial Funding LLC
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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