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Property profile & analytics
OFF-MARKET
Estimated value
$56,600,000
Parking lots & garages
Churchill Downs Dr Southern Pines, NC 28387
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-5166976
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
1999
Lot
13.85 ac (603,306 SF)
Zoning code
R-6
APN
52521
UPID
US53-5166976
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
$56.60M
Owner & transaction history
Br Churchill Downs Dst · 1 yrs held
Br Churchill Downs Dst
since 2025
Last sale
$56.6M
7 recorded transactions
Zoning & alternative use
R-6 · Southern Pines, 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 Southern Pines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southern Pines 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$172,875
Tax year 2024
Assessed value
$22,524,400
Assessed 2024
Previous assessed
$22,524,400
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$1,893,900
Assessed improvement
$20,630,500
Land market value
$1,893,900
Improvement market value
$20,630,500
Total market value
$22,524,400
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
1999
Heating
NONE
Lot
13.85 ac (603,306 SF)
Zoning code
R-6
APN
52521
UPID
US53-5166976
Jurisdiction
MOORE
Zoning & alternative use
R-6 · Southern Pines, NCZoning R-6 · permitted uses
R-6 · Southern Pines, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Lot
13.85 ac
Current owner
From public records · entity-resolved
Br Churchill Downs Dst
Individual
Free & Clear · 1 yrs held
Mailing address
860 GRN VLY RD #3, GREENSBORO, NC 27408-7020
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 29, 2025
$56,600,000
Br Churchill Downs Dst
Hawthorne Pines LLC
Special Warranty Deed
—
Apr 29, 2025
—
Br Churchill Downs Dst
Hawthorne Pines LLC
Quitclaim Deed
related
—
Dec 15, 2017
—
Hpi Clearwater LLC
Park At Clearwater LLC
Warranty Deed
—
Dec 15, 2017
$28,000,000
Hpi Clearwater LLC
Park At Clearwater LLC
Special Warranty Deed
—
Aug 1, 2011
$11,403,000
Park At Clearwater LLC
Bbr/clearwater I LLC
Warranty Deed
—
Oct 25, 2007
$11,403,000
Bbr/clearwater 1 LLC
Clearwater Apartments LLC
Special Warranty Deed
—
Oct 25, 2007
—
Rvj Clearwater LLC
Clearwater Apartments LLC
Special 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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