No pending client requests this run. Three land plays identified across the Triangle. The lead deal is a 31.89-acre parcel in Pittsboro with public water/sewer, R-12 zoning, and adjacency to Chatham Park — where Disney's Asteria community (4,000+ homes, groundbreaking June 2025, sales opening 2027) is under construction. The entitlement play returns ~29% margin in 18 months. A second deal in Apex (Town of Cary jurisdiction, 15 lots, municipal utilities) is MARGINAL at today's market pricing with 4+ months on market — motivated seller window. Wake Forest 24-lot parcel is flagged PASS: the investor model does not pencil at current market pricing even though the land basis and location are sound for a direct developer.
| # | Property · Strategy & project cost | List | Net | Margin | Max Offer | Grade |
|---|---|---|---|---|---|---|
| 1 | 1350 Hillsboro Street, Pittsboro · Entitlement play — buy 31.89 ac with R-12 zoning + public sewer adjacent to Chatham Park Disney Asteria; get preliminary plat for 60 lots; sell entitled. Build-out alternative also modeled. $1M–$5M project | $3,000,000 | +$1,554,500 | 28.8% | $3,465,000 | GOOD |
| 2 | 8400 Henderson Road, Apex · Build-Invest — 6.97-acre 15-lot subdivision plan in Town of Cary jurisdiction with municipal utilities; 4+ months on market, motivated seller window. $10M–$15M project | $2,000,000 | +$716,393 | 6.2% | $512,000 | 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 | 2700 Forestville Road, Wake Forest · Build-Invest (24 lots, public sewer, adjacent to 371-unit multifamily development) — investor model negative at Wake Forest market pricing; noted for motivated seller context. $10M–$15M project | $1,750,000 | +$355,355 | 2.4% | $0 | 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.
Pittsboro/Chatham Park new construction comps (2025-2026 active/pending): 12 Cabin Creek $990k/2,961 SF ($334/SF); 172 Quail Point $1,074,900/3,534 SF ($304/SF); 267 Parkland Dr $599,900/1,986 SF ($302/SF); 52 Circle Dr $599k/2,310 SF ($259/SF); 33 Hillway Rd $509,900/1,987 SF ($257/SF). Entitled land near Chatham Park growth corridor modeled at $90k/lot (conservative; Disney Asteria demand expected to push premiums to $100-$120k/lot by 2027). Apex/Cary new construction: median Cary sale price $478k (2025 annual), upper-market new construction $260-$300+/SF; modeled at $285/SF × 2,700 SF = $769,500. Wake Forest: median $208/SF; new construction range $164-$251/SF (recorded sales); modeled at $255/SF (above median) for most favorable case.
The Chatham Park/Disney thesis: land adjacent to the East Coast's largest master-planned community is pricing at a discount to its imminent value. Pittsboro at $3M for 31.89 public-sewer acres is cheap relative to what R-12 entitlement + Disney proximity will command by 2027 close. Buy the entitlement, sell the upside. In Apex, the 15-lot Cary parcel is priced above where the investor model delivers 20% net — but 4+ months stale with motivated seller dynamics creates room to negotiate toward the $512k MAO. An aggressive low-ball offer with a short due-diligence period could unlock it. RECOMMENDED NEXT STEP: Site visit Pittsboro 1350 Hillsboro St + call Pittsboro Planning to confirm R-12 density covers the full parcel before making an offer.