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Property profile & analytics
OFF-MARKET
Estimated value
$4,495,000
High-rise multifamily apartments
1359 Beaver Ruin Rd Norcross, GA 30093-3008
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-4752853
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1996
Construction
WOOD
Total area
30,614 SF
Lot
13.87 ac (604,177 SF)
Zoning code
RM13-MULTI-FAM RES
APN
6-184 -005
UPID
US22-4752853
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
-
Ellington Woods Apartments Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.50M
Owner & transaction history
Ga 1359 Beaver Ruin Road LLC · 14 yrs held
Ga 1359 Beaver Ruin Road LLC
since 2012
3 recorded transactions
Zoning & alternative use
RM13-MULTI-FAM RES · Norcross, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.5M
+81.9%
Commercial (general)
$7.1M
+71.7%
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 Norcross submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norcross 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
by Request
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)
$4,110,000
Current use
OFFICE BUILDING
$7,470,000
Change: +82% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,055,000
Change: +72% · Conversion: Moderate
Blend value · Realmo final
$4.50M
Range $4.05M – $4.94M · ±10%
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
$147 / 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
$359,748
Tax year 2023
Assessed value
$10,000,000
Assessed 2023
Previous assessed
$10,000,000
+0.0% YoY
Effective rate
3.60%
On assessed value
Assessed land
$2,416,720
Assessed improvement
$7,583,280
Land market value
$6,041,800
Improvement market value
$18,958,200
Total market value
$25,000,000
Applied tax rate
1.0000
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
1996
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
8
Stories
3
Total area
30,614 SF
Lot
13.87 ac (604,177 SF)
Zoning code
RM13-MULTI-FAM RES
APN
6-184 -005
UPID
US22-4752853
Jurisdiction
GWINNETT
Zoning & alternative use
RM13-MULTI-FAM RES · Norcross, GAZoning RM13-MULTI-FAM RES · permitted uses
RM13-MULTI-FAM RES · Norcross, 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.1M
OFFICE BUILDING
Est. value
$7.5M
COMMERCIAL (GENERAL)
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (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
1996
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
3
Buildings
8
Lot
13.87 ac
Current owner
From public records · entity-resolved
Ga 1359 Beaver Ruin Road LLC
Entity
Free & Clear · 14 yrs held
Mailing address
8 THE GRN STE #10055, DOVER, DE 19901-3618
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2012
$12,150,000
Ga 1359 Beaver Ruin Road LLC
Jasmine Village LLC
Trustees Deed
related
—
Jan 2, 2007
$13,750,000
Jasmine Village LLC
Ipers Muirfield INC
Grant Deed
—
Dec 21, 2006
$1,375,000
Jasmine Village LLC
Ipers Muirfield INC
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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