Screened roughly 45 active land listings across Wake Forest, Holly Springs, Fuquay-Varina, Apex, and Cary. The standout is a 12.43-acre MXR-zoned tract in Holly Springs with confirmed public water and sewer, 12 days on market, listed at $750,000 — a 20-home builder-grade subdivision pencils at 21.1% investor margin at $310/SF ARV. Two downtown infill plays (Wake Forest GR5, 9 DOM and Fuquay-Varina RMD, 64 DOM) are flagged for location and utility access but sit below the 20% threshold at current asks. No client-requested analyses this run.
| # | Property · Strategy & project cost | List | Net | Margin | Max Offer | Grade |
|---|---|---|---|---|---|---|
| 1 | 4830 Optimist Farm Road, Holly Springs NC 27540 · Buy 12.43-ac MXR tract, subdivide, build 20 SFH homes $10M–$15M project | $750,000 | +$3,139,706 | 21.1% | $910,000 | GOOD |
| 2 | 620 & 626 Brewer Avenue, Wake Forest NC 27587 · Buy 2 downtown infill lots, build 2 SFH homes (4-unit upside if GR5 allows) $1M–$5M project | $150,000 | +$167,648 | 13.2% | $71,000 | MARGINAL |
Project cost is the whole job — land, carry, build and financing, everything except selling. Click any property for its full deep-dive. Figures are model outputs on best-effort public listing data — re-verify each listing is active and clear the go/no-go gates before acting.
| # | Property · Strategy & project cost | List | Net | Margin | Max Offer | Grade |
|---|---|---|---|---|---|---|
| 3 | 207 W Jones Street (+ 136-138 N West Street), Fuquay-Varina NC 27526 · Buy 3 downtown lots, build 5 townhomes (RMD) — land overpriced for market $1M–$5M project | $450,000 | +$46,461 | 2.1% | $90,000 | PASS |
These were taken through a full pro forma and failed. They are kept so the reasoning is auditable, and so the same parcel is not re-worked next week.
Holly Springs: 778 closed sales past year, median $612,000; active new-construction on W Holly Springs Rd from $757K/2,015 SF ($375.7/SF, Toll Brothers) to $821K/3,414 SF ($240.5/SF, Dickerson); 500 Fire Opal Ln listed $745,895/3,163 SF ($235.8/SF). Wake Forest: median sold $467K, $191/SF overall (Nov 2025); new-construction listing at 514 E Juniper Ave $679K/2,675 SF ($254/SF). Fuquay-Varina: median $518K, $215/SF (Aug 2026); 6681 River Rd new build listed $615K/2,518 SF ($244/SF). Apex: $705K/2,346 SF ($301/SF) closed Apr 2026; city median $679K. All comps from active MLS data; verify closed actuals pre-offer.
The Holly Springs MXR tract (4830 Optimist Farm Rd) is the only deal clearing the 20% investor-margin bar this scan — it hits 21.1% at $310/SF ARV and $750K land price, with MAO as high as $910K. MXR zoning permits detached, attached, and apartment dwellings, giving Home On maximum product flexibility. Recommended next step: dispatch agent within 48 hours to confirm public sewer tie-in and creek setback before a competing buyer acts. The Wake Forest downtown infill lots (620-626 Brewer Ave) deserve one call to Wake Forest Planning — if GR5 confirms townhome density, that deal flips from MARGINAL to GOOD at well below ask.