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Property profile & analytics
OFF-MARKET
Estimated value
$4,025,000
Garden apartment buildings
Clayton, NC 27527
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US53-5470586
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2022
Total area
46,290 SF
Lot
10.81 ac (470,884 SF)
Zoning code
PUD
APN
16K05155X
UPID
US53-5470586
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
$4.35M
Blend (final)
Blend
$4.03M
Owner & transaction history
Johnston Topwater LLC · 1 yrs held
Johnston Topwater LLC
since 2025
3 recorded transactions
Zoning & alternative use
PUD · Clayton, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.5M
+135.8%
Restaurant
$5.6M
+101.3%
Auto repair, garage
$4.7M
+72.1%
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 Clayton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clayton 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)
$2,755,000
Current use
OFFICE BUILDING
$6,500,000
Change: +136% · Conversion: Moderate
RESTAURANT
$5,550,000
Change: +101% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,740,000
Change: +72% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,725,000
Change: +72% · Conversion: Moderate
MEDICAL BUILDING
$3,280,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$3,130,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,955,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$4.03M
Range $3.62M – $4.43M · ±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
$87 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$247,783
Tax year 2024
Assessed value
$30,590,532
Assessed 2024
Previous assessed
$14,450,000
+111.7% YoY
Effective rate
0.81%
On assessed value
Assessed land
$2,354,420
Assessed improvement
$28,236,112
Land market value
$2,354,420
Improvement market value
$28,236,112
Total market value
$30,590,532
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2022
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
7
Stories
3
Units
36
Total area
46,290 SF
Lot
10.81 ac (470,884 SF)
Zoning code
PUD
APN
16K05155X
UPID
US53-5470586
Jurisdiction
JOHNSTON
Zoning & alternative use
PUD · Clayton, NC
Zoning PUD · permitted uses
PUD · Clayton, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clayton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.8M
OFFICE BUILDING
Est. value
$6.5M
RESTAURANT
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2022
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
7
Units
36
Lot
10.81 ac
Current owner
From public records · entity-resolved
Johnston Topwater LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1400 W NORTHWOOD ST, GREENSBORO, NC 27408-8021
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2025
$92,000,000
Johnston Topwater LLC
Ardmore Flowers Propco LLC
Deed
related
—
Apr 10, 2025
—
Johnston Topwater LLC
Ardmore Flowers Propco LLC
Deed
—
May 8, 2023
—
Ardmore Flowers Propco LLC
Ardmore At Flowers LLC
Intrafamily Transfer
related
$109,500,000 · Hig Ardmore 2023 Lender 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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