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Property profile & analytics
OFF-MARKET
Estimated value
$99,875,000
High-rise multifamily apartments
1270 Hillcrest Dr Sugar Hill, GA 30518-3291
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US22-3113650
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2021
Construction
WOOD
Total area
99,564 SF
Lot
11.67 ac (508,345 SF)
Zoning code
BG-GENERAL BUSINESS
APN
7-305 -062
UPID
US22-3113650
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$88.36M
Blend (final)
Blend
$99.88M
Owner & transaction history
Passco Cadence Dst · 4 yrs held
Passco Cadence Dst
since 2022
Last sale
$97.6M
7 recorded transactions
Zoning & alternative use
BG-GENERAL BUSINESS · Sugar Hill, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$67.5M
+47.3%
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 Sugar Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sugar Hill 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
$115,925,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$67,500,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$99.88M
Range $89.89M – $109.86M · ±10% · vs last sale $97.61M (Jun 29 2022)
Last sale anchor
$97.61M
Jun 29 2022
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
$1,003 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$905,800
Tax year 2023
Assessed value
$33,832,720
Assessed 2023
Previous assessed
$33,832,720
+0.0% YoY
Effective rate
2.68%
On assessed value
Assessed land
$1,668,080
Assessed improvement
$32,164,640
Land market value
$4,170,200
Improvement market value
$80,411,600
Total market value
$84,581,800
Applied tax rate
11.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2021
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
7
Stories
4
Total area
99,564 SF
Lot
11.67 ac (508,345 SF)
Zoning code
BG-GENERAL BUSINESS
APN
7-305 -062
UPID
US22-3113650
Jurisdiction
GWINNETT
Zoning & alternative use
BG-GENERAL BUSINESS · Sugar Hill, GAZoning BG-GENERAL BUSINESS · permitted uses
BG-GENERAL BUSINESS · Sugar Hill, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$67.5M
RESTAURANT
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
2021
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
4
Buildings
7
Lot
11.67 ac
Current owner
From public records · entity-resolved
Passco Cadence Dst
Individual
Mailing address
2050 MAIN ST STE #650, IRVINE, CA 92614-8265
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2022
$97,612,496
Passco Cadence Dst
Prestwick Sugar Hill LLC
Limited Warranty Deed
$41,980,000 · Key Bank
Sep 10, 2019
$4,025,000
Prestwick Sugar Hill LLC
Ansley Hillcrest LLC
Limited Warranty Deed
$36,598,200 · Ameris Bank
Apr 28, 2014
$701,700
Ansley Hillcrest LLC
Petite Properties 1 LLC
Grant Deed
—
Jul 9, 2012
—
Petite Properties I LLC
Branch Bkng & Trust Co
Quit Claim Deed
related
—
Jul 9, 2012
$350,000
Petite Properties I LLC
Branch Bkng & Trust Co
Grant Deed
—
Jan 21, 2011
$1,412,214
Branch Bkng & Trust Co
Mall Of Sugar Hill INC
Trustees Deed
related
—
May 27, 2010
$1,417,402
Regal Investment Holdings LLC
Mall Of Sugar Hill LLC
Grant Deed
related
—
Sep 13, 2004
$1,538,750
Mall Of Sugar Hill LLC
Fleming,lamar & Emory
Grant Deed
$4,000,000 · Regions 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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