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    Greensboro Multifamily Investment Opportunity Title is generated by Realmo AI

    1030 Heritage Drive, Greensboro, GA 30642

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    Value-add multifamily property in growing Greensboro market.

    Type:Multifamily
    Added:
    Apr 1, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 1 at 11:53 am

    Property Features for 1030 Heritage Drive

    General Information

    Standard status
    Active
    Property subtype
    Multifamily

    Building Details

    Year Built
    1974

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    Listing Contact
    Benjamin Papizan

    Listing agent Benjamin Papizan License #GA #450163

    Listing office

    Listing date Apr 1, 2026

    Source Franklinst

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Benjamin Papizan

    HighLights

    • Significant rent growth potential (15‑20%) through strategic lease‑up and market adjustments.
    • Proven rent premiums ($100-$200) achieved through renovations on re‑leased units.
    • Near 100% occupancy and low turnover indicate a strong tenant base.
    • Undersupply of market‑rate apartments in Greensboro supports continued high occupancy.
    • All 16 units offer value‑add opportunity through interior renovations.
    • Greensboro's population is rapidly expanding (projected 12% growth by 2029).

    Overview

    This multifamily property in Greensboro presents a value-add opportunity with potential for rent growth through strategic upgrades. In-place rents are currently below market value, offering new ownership the possibility of achieving a 15-20% increase through lease-up and mark-to-market strategies. Renovated and re-leased units have already demonstrated achievable upside, realizing premiums of $100-$200 above legacy in-place rents. The property benefits from near-zero delinquency and low turnover, indicating a strong tenant base. Located in a rapidly expanding area near Lake Oconee, Greensboro is experiencing economic development initiatives and projected population growth of 12% through 2029. The local market exhibits an undersupply of market-rate apartment housing, allowing the property to maintain near-100% occupancy. All 16 units offer a defined value-add opportunity through interior renovations, positioning the asset for rent premiums upon turnover. Historical operations reflect extremely low vacancy, with long-term tenants in place for over 15 years. Prior unit turns have been limited to light improvements and maintenance, leaving substantial upside through comprehensive interior renovations such as countertops, flooring, and bathroom upgrades.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Restaurant Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Auto Parts Store Pharmacy Department Store Food Market Storage Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Greensboro
    County
    Greene
    State
    Georgia
    Longitude
    -83.16443
    Latitude
    33.579674

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    FAQs

    What type of property is this?
    Apartment building - Value-add multifamily property in growing Greensboro market.
    Where is this apartment building located?
    The property is located at 1030 Heritage Drive Greensboro, GA.
    What are key features of this property?
    This property features: Significant rent growth potential (15‑20%) through strategic lease‑up and market adjustments.; Proven rent premiums ($100-$200) achieved through renovations on re‑leased units.; Near 100% occupancy and low turnover indicate a strong tenant base.
    (943) 200-0489
    We can help!
    Listing Contact
    Benjamin Papizan
    Real Estate License ID: GA #450163
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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