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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Residential income homes
400 Willow Oak Dr 602 Sanford, NC 27330-5174
Entity Owned
15-yr Hold
Property ID
US53-3919639
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2013
Total area
16,532 SF
Lot
5 ac (217,800 SF)
Zoning code
CZ
APN
9652-21-4083-00
UPID
US53-3919639
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
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$998k
Blend (final)
Blend
$740k
Owner & transaction history
Autumn Oaks Apartments LP II · 15 yrs held
Autumn Oaks Apartments LP II
since 2011
2 recorded transactions
Zoning & alternative use
CZ · Sanford, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+15.6%
Retail stores
$1.1M
+11.4%
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 Sanford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanford 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
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$950,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,100,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$1,060,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$795,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$45 / 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
$27,196
Tax year 2023
Assessed value
$2,886,400
Assessed 2023
Previous assessed
$2,886,400
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$250,000
Assessed improvement
$2,636,400
Land market value
$250,000
Improvement market value
$2,045,000
Total market value
$2,295,000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2013
Heating
YES
Cooling
NONE
Buildings
4
Stories
1
Units
1
Total area
16,532 SF
Lot
5 ac (217,800 SF)
Zoning code
CZ
APN
9652-21-4083-00
UPID
US53-3919639
Jurisdiction
LEE
Zoning & alternative use
CZ · Sanford, NC
Zoning CZ · permitted uses
CZ · Sanford, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sanford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$795,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
2013
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Units
1
Lot
5 ac
Current owner
From public records · entity-resolved
Autumn Oaks Apartments LP II
Entity
Mailing address
14120 BALLANTYNE CORPORATE PL STE #575, CHARLOTTE, NC 28277-8204
Ownership since
2011
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
Jul 12, 2011
$210,000
Autumn Oaks Apartments LP II
Parkinson,roberta J
Warranty Deed
$175,000 · Red Stone Equity Partners LLC
—
—
Autumn Oaks Apartments II LP
—
Deed Of Trust
related
$1,250,000 · Community Inv Corp/carolinas
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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