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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Garden apartment buildings
806 Berkeley Blvd, Goldsboro, NC 27534-3480
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US53-4473787
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
7,008 SF
Lot
1.06 ac (46,174 SF)
Zoning code
O&I
APN
3519634762
UPID
US53-4473787
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
$595k
CAP Approach
CAP
$880k
Comparable Approach
Comparable
$705k
Blend (final)
Blend
$870k
Owner & transaction history
Pre4 LLC · 4 yrs held
Pre4 LLC
since 2022
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
O&I · Goldsboro, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$675,000
+20.7%
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 Goldsboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goldsboro 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
$705,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
$950,000
6.5%
$880,000
7%
$815,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$560,000
Current use
OFFICE BUILDING
$675,000
Change: +21% · Conversion: Moderate
COMMERCIAL (GENERAL)
$520,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $1.18M (May 17 2022)
Last sale anchor
$1.18M
May 17 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
$124 / 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
$8,260
Tax year 2023
Assessed value
$560,950
Assessed 2024
Previous assessed
$560,950
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$336,000
Assessed improvement
$224,950
Land market value
$336,000
Improvement market value
$224,950
Total market value
$560,950
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
1960
Construction
WOOD
Heating
FORCED AIR
Cooling
WALL UNIT
Buildings
2
Stories
2
Units
16
Bathrooms
8
Total area
7,008 SF
Lot
1.06 ac (46,174 SF)
Zoning code
O&I
APN
3519634762
UPID
US53-4473787
Jurisdiction
WAYNE
Zoning & alternative use
O&I · Goldsboro, NC
Zoning O&I · permitted uses
O&I · Goldsboro, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goldsboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$560,000
OFFICE BUILDING
Est. value
$675,000
COMMERCIAL (GENERAL)
Est. value
$520,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1960
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
16
Bathrooms
8
Lot
1.06 ac
Current owner
From public records · entity-resolved
Pre4 LLC
Entity
Mailing address
4441 6TH FRKS RD STE #106, RALEIGH, NC 27609-5729
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2022
$1,175,000
Pre4 LLC
Revo Properties Nc LLC
Warranty Deed
$705,000 · Lima One Capital LLC
May 12, 2022
$950,000
Revo Properties Nc LLC
Buzios Holdings LLC
Special Warranty Deed
$950,000 · Bell Rock Income Fund 1 LLC
Aug 1, 2005
$800,000
Buzios Holdings LLC
How Corp LLC
Warranty Deed
—
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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