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Property profile & analytics
OFF-MARKET
Estimated value
$4,815,000
High-rise multifamily apartments
1780 Graves Rd, Norcross, GA 30093-5950
Individually Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US22-1381215
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1999
Construction
WOOD
Total area
32,403 SF
Lot
23.87 ac (1,039,777 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-218 -033
UPID
US22-1381215
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
-
Best Selling Christian Author (Bike/Boat/Book/etc) Store Religious Bookstore
-
Cintia Hair Salon and BarberShop Hair Salon Nail Salon
-
LILIAN CLEANING SERVICES (Bike/Boat/Book/etc) Store
-
DDTA Digital Advertising Agency Marketing & Advertising
-
Renaissance Cleaning Solutions Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.70M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.82M
Owner & transaction history
Broadtree Reserve At Gwinnett · 8 yrs held
Broadtree Reserve At Gwinnett
since 2018
5 recorded transactions
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Norcross, GA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.9M
+81.9%
Commercial (general)
$7.5M
+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%
$7,255,000
6.5%
$6,695,000
7%
$6,220,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,350,000
Current use
OFFICE BUILDING
$7,910,000
Change: +82% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,465,000
Change: +72% · Conversion: Moderate
Blend value · Realmo final
$4.82M
Range $4.33M – $5.30M · ±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
$149 / 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
$798,788
Tax year 2023
Assessed value
$22,362,600
Assessed 2023
Previous assessed
$22,362,600
+0.0% YoY
Effective rate
3.57%
On assessed value
Assessed land
$4,159,120
Assessed improvement
$18,203,480
Land market value
$10,397,800
Improvement market value
$45,508,700
Total market value
$55,906,500
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
1999
Construction
WOOD
Heating
NONE
Cooling
NONE
Buildings
9
Stories
3
Total area
32,403 SF
Lot
23.87 ac (1,039,777 SF)
Zoning code
RM-MULTI-FAMILY RESIDENCE
APN
6-218 -033
UPID
US22-1381215
Jurisdiction
GWINNETT
Zoning & alternative use
RM-MULTI-FAMILY RESIDENCE · Norcross, GA
Zoning RM-MULTI-FAMILY RESIDENCE · permitted uses
RM-MULTI-FAMILY RESIDENCE · Norcross, GA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Norcross. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.4M
OFFICE BUILDING
Est. value
$7.9M
COMMERCIAL (GENERAL)
Est. value
$7.5M
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
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
3
Buildings
9
Lot
23.87 ac
Current owner
From public records · entity-resolved
Broadtree Reserve At Gwinnett
Individual
Free & Clear · 8 yrs held
Mailing address
800 CLINTON SQ, ROCHESTER, NY 14604-1730
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2018
$50,958,100
Broadtree Reserve At Gwinnett
Dpr Norcross LLC
Grant Deed
—
Aug 5, 2015
—
Dpr Norcross LLC
Park Partners LLC
Quit Claim Deed
related
—
Aug 5, 2015
$43,170,000
Dpr Norcross LLC
Park Partners LLC
Grant Deed
$30,000,000 · Everbank
—
—
Broadtree Reserve At Gwinnett
—
Deed Of Trust
related
—
—
—
Broadtree Reserve At Gwinnett
—
Deed Of Trust
related
$37,700,000 · Berkadia Com'l Mtg
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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