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Property profile & analytics
OFF-MARKET
Estimated value
$23,760,000
Garden apartment buildings
10 Creste Dr Decatur, GA 30035-4112
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1782494
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1989
Total area
27,732 SF
Lot
12.46 ac (542,758 SF)
Zoning code
RM100
APN
16 009 01 013
UPID
US22-1782494
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
Current use
Occupant on record · Public records
-
Highland Estates Apartment Building
-
Shetreasuresher Cosmetic Store Big Box & Wholesale Store
-
The Sapphire Apartments Apartment Complex Apartment Rental Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$23.76M
Owner & transaction history
Orei Azora Elite Crossing Property · 3 yrs held
Orei Azora Elite Crossing Property
since 2023
Last sale
$31.3M
7 recorded transactions
Zoning & alternative use
RM100 · Decatur, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Decatur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Decatur 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
$32,220,000
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)
$27,720,000
Current use
INDUSTRIAL (GENERAL)
$26,020,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$23.76M
Range $21.38M – $26.14M · ±10% · vs last sale $31.29M (Apr 21 2023)
Last sale anchor
$31.29M
Apr 21 2023
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
$857 / 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
$340,101
Tax year 2024
Assessed value
$8,940,024
Assessed 2024
Previous assessed
$9,217,360
-3.0% YoY
Effective rate
3.80%
On assessed value
Assessed land
$293,584
Assessed improvement
$8,646,440
Land market value
$733,960
Improvement market value
$21,616,100
Total market value
$22,350,060
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
1989
Heating
NONE
Cooling
YES
Buildings
9
Stories
3
Units
150
Total area
27,732 SF
Lot
12.46 ac (542,758 SF)
Zoning code
RM100
APN
16 009 01 013
UPID
US22-1782494
Jurisdiction
DE KALB
Zoning & alternative use
RM100 · Decatur, GA
Zoning RM100 · permitted uses
RM100 · Decatur, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Decatur. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$27.7M
INDUSTRIAL (GENERAL)
Est. value
$26.0M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
1989
Heating
NONE
Cooling
Yes
Stories
3
Buildings
9
Units
150
Lot
12.46 ac
Current owner
From public records · entity-resolved
Orei Azora Elite Crossing Property
Entity
Free & Clear · 3 yrs held
Mailing address
1200 BRICKELL AVE STE #2020, MIAMI, FL 33131-3257
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2023
—
Orei Azora Elite Crossing Property
Heritage Reserve 670 LLC
Quit Claim Deed
related
—
Apr 21, 2023
$31,292,500
Orei Azora Elite Crossing Property
Heritage Reserve 670 LLC
Limited Warranty Deed
$19,069,000 · Capital One
Jan 9, 2019
—
Heritage Reserve 670 LLC
—
Deed
related
$10,900,000 · Greystone Svcg
Feb 14, 2018
$14,205,000
Heritage Reserve 670 LLC
Creste Pointe LLC
Grant Deed
—
Feb 17, 2011
—
Creste Pointe LLC
Wbcmt 2003-c3 Creste Drive LP
Quit Claim Deed
related
—
Feb 17, 2011
$3,570,000
Creste Pointe LLC
Wbcmt 2003-c3 Creste Drive LP
Grant Deed
related
$3,100,000 · Rbc Bank (usa)
Oct 6, 2009
$3,010,000
2003 C3 Creste Drive Lim Wbcmt
Miles-snapfinger LLC
Grant Deed
—
—
—
Heritage Reserve 670 LLC
—
Deed Of Trust
related
$10,900,000 · Greystone Svcg
—
—
Creste Pointe LLC
—
Deed Of Trust
related
$3,805,652 · Community & Southern Bank
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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