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Property profile & analytics
OFF-MARKET
Estimated value
$14,300,000
Garden apartment buildings
9200 Oceangate Plz Ext, Leland, NC 28451-6002
Entity Owned
6-yr Hold
Free & Clear
Property ID
US53-3100835
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2013
Total area
81,572 SF
Lot
5.53 ac (240,887 SF)
Zoning code
MF
APN
470002425
UPID
US53-3100835
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
$17.66M
Blend (final)
Blend
$14.30M
Owner & transaction history
Wg Mm Tract10b De LLC · 6 yrs held
Wg Mm Tract10b De LLC
since 2019
7 recorded transactions
Zoning & alternative use
MF · Leland, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$22.3M
+69.3%
Retail stores
$18.7M
+41.4%
Office building
$18.4M
+39.7%
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 Leland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leland 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)
$13,200,000
Current use
RESTAURANT
$22,345,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$18,655,000
Change: +41% · Conversion: Difficult
OFFICE BUILDING
$18,440,000
Change: +40% · Conversion: Moderate
AUTO REPAIR, GARAGE
$14,155,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$13,240,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$14.30M
Range $12.87M – $15.73M · ±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
$175 / 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
Property tax & assessments
Assessed value
$16,526,150
Assessed 2023
Previous assessed
$11,027,870
+49.9% YoY
Assessed land
$1,210,500
Assessed improvement
$15,315,650
Land market value
$1,210,500
Improvement market value
$15,315,650
Total market value
$16,526,150
Applied tax rate
31.0000
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
2013
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
81,572 SF
Lot
5.53 ac (240,887 SF)
Zoning code
MF
APN
470002425
UPID
US53-3100835
Jurisdiction
BRUNSWICK
Zoning & alternative use
MF · Leland, NC
Zoning MF · permitted uses
MF · Leland, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Leland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$13.2M
RESTAURANT
Est. value
$22.3M
RETAIL STORES
Est. value
$18.7M
OFFICE BUILDING
Est. value
$18.4M
AUTO REPAIR, GARAGE
Est. value
$14.2M
WAREHOUSE, STORAGE
Est. value
$13.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
HEAT PUMP
Cooling
Yes
Lot
5.53 ac
Current owner
From public records · entity-resolved
Wg Mm Tract10b De LLC
Entity
Free & Clear · 6 yrs held
Mailing address
808 LADY STB, COLUMBIA, SC 29201-3104
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2019
—
Waterleaf At Leland Apts LLC
—
Grant Deed
related
$24,845,000 · Cibc Bk USA
Nov 6, 2019
—
Wg Mm Tract10b De LLC
Wg Mm Tract10b LLC
Quit Claim Deed
—
May 3, 2019
—
Town Of Leland
Wgtractiob LLC
Grant Deed
—
May 18, 2012
$1,100,000
Westgate Senior Apartments LLC
Oceangate LLC
Warranty Deed
—
Apr 1, 2004
—
Oceangate LLC
Owner Name Unavailable
Warranty Deed
related
—
—
—
Westgate Senior Apartments LLC
—
Deed Of Trust
related
$540,254 · Community Inv Corp/carolinas
—
—
Westgate Senior Apartments LLC
—
Deed Of Trust
related
$1,682,061 · Florida Housing Finance Agency
—
—
Westgate Senior Apartments LLC
—
Deed Of Trust
related
$4,878,364 · Bank Of America
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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