OFF-MARKET
High-rise multifamily apartments
Property ID
US22-1662955
Entity Owned Owner of record is a legal entity (LLC / corporation).
4-yr Hold Held for 4 years.
Absentee Owner Owner mailing address differs from the property address.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. In the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$329k
Tax billed · 2024
Assessed value$10.91M
Assessed land$3.74M
Assessed improvement$7.17M
Effective rate3.02%
Value estimate
· Sep 2026$29.27M
$26.34M – $32.20M
Submarket $/SF estimate$34.71M
Realmo valuation models over county records.
Recently sold
What actually traded nearby?
$214/SF
County average, outlier-cleaned · 157 recorded sales of this use type
Observed band · Q1–Q3$121 – $370
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
RM-8
The RM-8 multiple family residential district is established to provide locations for multifamily residential uses or residentially compa...
General categoryCIVIC_INSTITUTIONAL
JurisdictionCOBB
Location intelligence
Which uses thrive at this corner?
Best fit: Restaurant
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Restaurant29.8
Building Supply29.0
Realty agency28.5
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 6 transfers
– Qualifying comp sales · not on file
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
3 properties in this cityRecent sales nearby
No comparable recorded sale in this ZIP
No comparable recorded sale in this ZIP. Our records hold no sale here we could set beside this property for the last 8 years, so the properties below are drawn from the whole city. They are neighbours, not transactions.
Comparable in this city
3 properties of the same type in this city
Comparable in this city
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$29.27M
Value range
$26.34M – $32.20M
±10% around blend
Estimated value / SF
$143 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable sales
30
$26.34M
blend $29.27M
$32.20M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 204,948 SF
- Lot area
- 15 ac
- Year built
- 2003
- APN
- 20012500140
- Zoning
- RM-8
- Assessed value · 2024
- $10,905,200
- Annual tax · 2024
- $328,792
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$34.71M
Range $24.70M – $75.91M
Evidence
3 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$29.27M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
County 157 sales
$214
-33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $143/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+2%
vs current use, $43.81M
- Apartment House (5+ Units) · current use
- Auto Repair, Garage
- Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.40%
Implied, in-place cap rate for this high-rise multifamily apartments
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.40%
9.0%
NOI (est.)
$1.98M *
Last sale · May 2022
$28.27M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$21.05M
Move the market yield to see immediate price impact.
Value / SF
$103
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.90%9.40%9.90%
$1.78M
$20.01M
$18.95M
$17.99M
$1.98M
$22.24M
$21.05M
$19.99M
$2.18M
$24.46M
$23.16M
$21.99M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2003
Heating
NONE
Buildings
6
Units
172
Total area
204,948 SF
Lot
15 ac (653,400 SF)
Zoning code
RM-8
CIVIC_INSTITUTIONAL
APN
20012500140
UPID
US22-1662955
Jurisdiction
COBB
Property tax & assessments
Tax year 2024
Tax billed
$328,792
Assessed value
$10,905,200
Assessed 2024
Previous assessed
$10,891,920
+0.1% YoY
Effective rate
3.02%
On assessed value
Assessed land
$3,737,448
Assessed improvement
$7,167,752
Land market value
$9,343,620
Improvement market value
$17,919,380
Total market value
$27,263,000
Applied tax rate
1.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
Jurisdiction
Kennesaw, GA
Zoning code
RM-8
Category
CIVIC_INSTITUTIONAL
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Official district profile
What the municipal code says about RM-8
Zoning description
The RM-8 multiple family residential district is established to provide locations for multifamily residential uses or residentially compatible institutional and recreational uses at high densities as defined under the Ci…
General category
CIVIC_INSTITUTIONAL
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Local Zoning Insight
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